The Portland Building
Building Systems and Interior Assessment April 2015
Contract #30002867
FFA Architecture and Interiors, Inc. | 520 SW Yamhill Suite 900 Portland OR 97204 | T 503.222.1661 F 503.222.1701 | www.ffadesign.com
Assessment
Table of Contents
Executive Summary ...... 1 Introduction ...... 32
Introduction ...... 34 Design Concept ...... 34 Purpose ...... 35 Assessment Methodology ...... 38 Report Organization ...... 46
Building Interior Description ...... 50 Condition Assessment ...... 54 MEP Condition Assessment ...... 56
Mechanical Systems ...... 56 Plumbing Systems ...... 58 Fire Protection Systems ...... 59 Electrical Systems ...... 60 Fire Alarm Systems ...... 62 Technology Systems ...... 63 Interior Condition Assessment ...... 63
Interior Layout and Finishes ...... 63 Historically Significant Interior Spaces and Features ...... 68 Accessibility ...... 70 Elevators ...... 72 Egress Stairs ...... 72 Ground Floor Loggia ...... 72 Daylighting Assessment ...... 74
Structural Assessment ...... 76 Treatment Recommendations...... 78 MEP Systems Treatment Recommendations ...... 80
Mechanical Systems ...... 82 Plumbing Systems ...... 85 Fire Protection Systems ...... 87 Electrical Systems ...... 88 Fire Alarm Systems ...... 91 Technology Systems ...... 92 Interior Treatment Recommendations ...... 96
Interior Layout and Finishes ...... 98 Historically Significant Interior Spaces and Features ...... 101 Elevators ...... 102 Egress Stairs ...... 102 Ground Floor Loggia ...... 102 Daylighting Recommendations ...... 104 Structural Recommendations ...... 108
Construction Cost Estimates ...... 113
Appendix Narrative of Existing Conditions (MEP Systems) ...... H Building Narrative (MEP Systems) ...... I Additional System Explorations ...... J Proposed Interior Plans ...... K Materials Legend ...... L Daylighting Study ...... M Structural Core Scheme ...... N Structural Strategies Comparison ...... O Abbreviations ...... P ii Portland Building
Executive Summary
Building Systems and Interior Assessment i
ii Portland Building
Table of Contents
Introduction ...... 1
Approach ...... 1
Assessment Methodology ...... 2
Condition Assessment ...... 3
Treatment Recommendations ...... 11
Construction Cost Estimate ...... 25
Building Systems and Interior Assessment iii
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Executive Summary Subsequently in November 2014, FFA was again contracted by the City of Portland to Introduction supplement the 2013 exterior and structural report with an assessment of the building Construction of the Portland Building was interior. The project goal was to understand completed in 1981, occupying an entire city what would be necessary to modernize building block in downtown Portland’s civic center. A systems and interior environments with an product of a design competition initiated in emphasis on sustainable strategies and 1979 to attract the nation’s top talent, the improved working conditions. fifteen-story 360,000 square foot office In conjunction with the interior assessment, the building, designed by renowned architect team was asked to examine an alternate Michael Graves, was the first major Post- scheme for a seismic upgrade that locates new Modern expression to be fully realized. shear elements at the core of the building. The Portland Building is considered of This report is intended to work in tandem with “exceptional importance” and qualifies under the work done in 2013 to represent a complete special consideration for properties that have project that will bring the Portland Building up achieved significance in the past 50 years. The to current code standards and create a modern, building was officially listed on the National efficient facility for the City of Portland. Register of Historic Places in 2011.
FFA Architecture and Interiors was contracted Approach by the City of Portland in September 2012 to MEP Systems Assessment provide a complete assessment of the existing exterior envelope condition. The project goal FFA Architecture and Interiors, Inc. partnered was to identify and quantify the scope of the with Interface Engineering to conduct the ongoing problems with the exterior envelope. assessment of the Portland Building’s MEP systems – including mechanical, electrical, Simultaneous to this, FFA and KPFF Engineers plumbing, fire protection, lighting, and low- were contracted to provide a complete voltage. structural assessment. Based on the results of modeling and testing, FFA and KPFF developed The MEP systems portion of the assessment options for upgrading the building structure to includes a summary of existing equipment and meet current lateral structural design criteria. known deficiencies as well as recommendations for system upgrades. Goals considered in the Utilizing this information, FFA and the project recommendation of these upgrade strategies team developed ‘Recommended’ repair and include: modernizing systems, reducing upgrade options, and projected construction energy/water consumption, increasing system budget estimates for both the exterior envelope controllability, simplifying system monitoring, and building structure. The result was a report and improving occupant comfort. The efficiency titled “The Portland Building: Exterior Envelope and longevity of the systems and the safety and Restoration Structure Improvements Assessment” and was completed March 2013.
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comfort of its occupants and users are the the building. A comparison of the two schemes primary concern of this portion of the study. is included in this study.
Interiors Assessment Recommendations
The goal of the interior assessment was to The recommendations contained in this report evaluate the existing interior layouts and are intended to be a conceptual level such that finishes and make recommendations for they could be used, by a cost estimator or improvements. The goals of the general contractor, to determine probable recommendations were correcting ADA and construction costs for upgrades described. code compliance issues, improving occupant The recommendations are also intended to comfort and creating a more pleasant and address identified issues, while maintaining the healthy working environment. historic integrity of the original Portland Daylighting Assessment Building as built in 1981. Since the Portland Building is individually listed on the National An additional goal of this report is to explore Register of Historic Places, projects affecting the further opportunities to increase the levels of building exterior are subject to local historic natural light within the building interior and design review (as delegated by the State provide more access to outside views for Historic Preservation Office) as are alterations building occupants. For this portion, FFA to designated interiors. Recommendations in teamed with the Façade Group who performed this report are consistent with the Secretary of a daylight analysis on a typical floor plate of the the Interior’s Standards for Rehabilitation. As existing building window pattern as well as design options are developed, careful options for expansion at the curtain walls. consideration must be made of any impacts to Structural “Core” Scheme historic building elements.
As part of the initial exterior and structural In addition, the recommendations proposed assessment report from 2013, a new concrete take into account City of Portland sustainability moment frame scheme was proposed. This goals and respond to the directives given in scheme was selected largely because it allowed both the City of Portland Green Building Policy the building to be seismically strengthened and the Green Tenant Improvement Guide. The without disturbing existing MEP backbone and Portland Building is currently certified under isolated work to the outer perimeter of the LEED for Existing Buildings: Operations and building. This strategy was compatible with the Maintenance. A major remodel would be scope of work being proposed at the time to required to be certified as LEED Gold or higher. improve the exterior envelope. As the current report now considers improvements and modifications to interior systems and spaces, Assessment Methodology the City of Portland requested that KPFF explore an alternative seismic scheme. This All findings presented in this report are based alternative scheme concentrates the new on the review of documentation provided by seismic strengthening elements at the core of
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the City of Portland and field work performed were able to assess the condition of the by the project team. Portland Building’s interior environments and systems and use this information to inform Background Research recommendations. Prior to conducting the physical assessment, FFA and the project team reviewed available Existing Condition Assessments documentation and interviewed staff from the Office of Management and Finance’s Facilities MEP Condition Assessment: Services department. Documents included Each MEP system was assessed for general documents from previous upgrade projects, installed condition, performance, remaining life maintenance records and conversations with span and code compliance issues. In general, facilities staff. the MEP systems have been well maintained and appear to operating adequately, however, in almost all cases, they are original to the Field Assessment building and have reached or exceeded their expected service life (based on ASHRE Field assessments were conducted by two standards). For more in-depth information the teams – Interface Engineering for MEP systems Narrative of Existing Conditions can be found in and FFA for interior spaces and finishes. The Appendix H. The system components were initial field assessment was conducted by both separated into the following general categories: teams early through mid-December, 2014. Mechanical Systems For the MEP assessment, the team walked through all of the building mechanical and Heating and Cooling Plant: electrical rooms and conducted spot checks of The mechanical systems at the Portland distribution systems at each floor. The team building are all well-maintained and, despite also had the benefit of being escorted through many being at or past their expected service life many of these spaces by building are continuing to function thanks to the representatives who were able to answer maintenance regime. Chillers, boilers and air questions. handling units (AHU) are three categories of For the Interior portion of the assessment, FFA major equipment that have reached the end of walked through the entire building and verified their life and will require significant resources the general layout and finishes of Basement to continue functioning although they cannot through 3rd floor, as well as the typical office be expected to perform for much longer. The floors and the 15th floor. In the 1st and 2nd cooling towers are an exception to this general floor public areas, the extents of remaining rule as they were installed in 2004 and so are historic finishes and building elements were still in excellent condition. Four of the six documented towers, however, are located indoors where fresh air flow is restricted and the equipment Utilizing the background research and field needs to compensate with larger, energy investigations, FFA and Interface Engineering intensive motors and fans.
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Air Distribution and Ductwork: 2011 with Automated Logic controls. They are The AHUs serve a network of variable air excellent condition but only have limited volume (VAV) terminal units located throughout communication between the systems. the building. Fan Terminal Units (FTU) located Plumbing at the perimeter have electric reheat, while the rest are cooling only. Some are original to the The plumbing piping (domestic water, storm building while many others have been added and waste) are original to the building and with remodels over time. The installation of noted to be in good or excellent condition. The many of the newer units did not meet industry materials used for the piping, cast iron and standards. As a result, all of the terminal units copper, have great longevity and these systems need to be replaced. are only around 1/3 – 1/2 the way through their life spans. The gas piping is also original to the Most of the ductwork throughout the building is building and may be nearing the end of its life original and at its expected life. Some of the span, although it appears to be in excellent low pressure ductwork was repurposed as condition. The electric water heaters that serve medium pressure ductwork during a previous the hot water system are older and in need of remodel and is assume to have leaks associated replacement. with inadequate seals for the increased air pressure. The original porcelain and solid surface plumbing fixtures also have very long life spans Exhaust Systems: and appear to be in good condition. In addition, Restrooms and janitor rooms are exhausted by their flush valves and faucets have been central exhaust fans located in the mechanical replaced over time in order to reduce water use penthouse. Some of these rooms are and are also in good working condition. inadequately exhausted. The exhaust fans are original to the building and beyond their Fire Protection expected service life. The Portland Building is protected throughout Data Center System: by the original, combined Class 1 automatic standpipe and fire sprinkler system which is The Data Center is served by chillers, chilled pressurized by fire pumps. Standpipes are water Liebert units and chilled water fan coil located in the north stairwell and restrict egress units that are dedicated to the space. They and ADA clearances. The sprinkler system types were installed in 2008 and are in excellent used in the building are dry pipe (at the condition. basement), wet pipe (at floors 1-15) and the Controls: newer preaction (at the Data Center). The system appears to be in good working order The original pneumatic controls have been although several components (heat trace used replaced with two different direct digital control at the fire mains and sprinkler heads) are at (DDC) systems and two different times. The their functional life. heating and cooling plant controls were replaced in 2004 with Alerton global controllers Electrical System and the zone level controls were replaced in
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Electrical Metering: The elevator switchboard is a 480V, 600 amp The building currently has a common totalizing type FDP and was installed in 1981. Although it meter for the two 4000 amp services and a appears to be in fair condition, its current utility meter located adjacent to the building’s installation does not allow for the required main switchboards. There are additional utility clearances for maintenance and it is at the end meters for the first floor tenants and for some of its expected service life. of the office tenants above. These meter Lighting Systems: centers are at the end of their service lives. The many of the office space luminaires Power Distribution System: installed at the Portland Building is a 1x4 The main power system originates with two fluorescent fixture using T8 lamps and ballasts. 480Y/208V PGE transformers located under the They are mostly original to the building and sidewalk. These transformers feed two 4000 have been retrofitted from the original T12 amp switchboards which feed dry transformers lamps and ballasts. Some of the original located throughout the building via busses to fixtures have been upgraded to direct/indirect step down the power to 208Y/120V to feed fixtures as part of tenant improvements. office loads that are circuited to panelboards Corridors are lit with recessed can lights and located throughout the building as well. The there are some specialty pendant lights in switchboards also feed 480Y/277V power public areas on lower floors. A number of lamps directly to panelboards that serve major HVAC were not operating during the walk-through. A and lighting equipment. The switchboards lighting control system which incorporates deliver power to the busses via 2000 amp occupancy sensors, switches and a master switches that have never been serviced because “sweep on/sweep off” is in place. that would require PGE cutting power to the A small sampling of light levels was taken as building. Motor Control Centers (MCC) original part of the assessment and show light levels to to the building have become incrementally be inconsistent with some area over-lit and obsolete as many of the existing HVAC some under-lit. Emergency egress lighting was equipment now have variable frequency drives also noted in a report prepared by Solarc (VFDs) and the MCCs mostly act as overcurrent Architecture and Engineer as being inadequate protection. The equipment described above is or non-existent on some egress paths likely due at the end of their respective life spans. to renovations made to spaces over the years. It Back-up generators that serve life safety and can be presumed that lighted exit signs may data center loads are installed in several places. also be inadequately provided. Generator 1 is a diesel generator that formerly Fire Alarm was used to back-up life-safety loads. It was recently replaced by Generator 4 and is no The Portland Building’s fire command center longer in use. Generators 2 and 3 were consists of the main fire control panel, the installed in 2010 and serve the Data Center. smoke control panel, the emergency voice The generators currently in use are in excellent alarm communication system (EVACS), the condition. firefighters’ phone system and a variety of switches and controls for elevators, HVAC
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shutdown, smoke purge, etc. It is currently components are a mix of old and new, but is located at the open security desk on the first good condition. It can sometimes be difficult to floor of the building. This location is not get vendor support because the vendor for this compliant with current code as the command system is located in Spokane, Washington. center is not within a fire-rated enclosure. Much of the equipment is also past its The CCTV system uses older technology, analog functional life. and IP, cameras, but the system is in good condition. These systems currently share space Many initiating devices, such as smoke with other technologies. detectors, have been replaced during remodels primarily between 2000 and 2009 and, as such, devices are at various stages of their expected life. Detectors are a mix of photo-electric and ionization. Manual pull stations and other Interiors Condition Assessment: devices that may not have been modernized are due for replacement. Interior Layout and Finishes:
The preaction detection and control system at The Portland Building currently houses multiple the data center is in good condition, but the City of Portland bureaus. These bureaus system panel is obsolete and no longer function as tenants in the building and as such manufactured. each bureau occupies their own office suite. The building also houses non-City related Technology tenants (restaurant, retail, child care) in the ground floor retail spaces. Technology systems and their physical requirements have changed significantly of the General Finishes: years since the construction of the Portland Building and as needs for additional In general the finishes vary throughout the technological functionality increased, the building from being older and quite worn to spaces (telecom rooms, MPOE and MDF) and being fairly modern (perhaps 3-4 years old) and infrastructure (backbone and horizontal cabling) in good condition. There are select areas where was modified to suit the changing needs. As a original finishes are present and in historically result, there are many small rooms that are significant areas. shared by multiple uses rather than larger, Most of the existing finishes to not meet the consolidated spaces occupied by dedicated City’s current standards for sustainability. uses. In all cases, with the exception of the Data Center, cooling levels were inadequate for On almost all of the floors, the ceiling tiles show the existing rooms. an especially high amount of wear from frequent removal of tiles for maintenance The security system consists of access control, access, pulling new wiring, etc. intrusion detection and close-circuit television. Access control and intrusion detection are part of the same proprietary system and their
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Basement: stairs and corridors on the north and south side of the building. The individual exit doors at The building has a basement level that is mostly these locations are also inadequate in width per dedicated to parking, loading and some code. Currently, building emergency systems mechanical/maintenance rooms. Due to site controls are located behind the open security slope, the basement is fully underground at the desk. Much of the finishes in the 1st floor west side of the building but only partially public spaces are historically significant. See submerged at the east. The main entrance to Historically Significant Interior Spaces and both parking and loading is located on the east Features section below for assessment of side of the building. existing 1st floor lobby and seating spaces. Per the observations made by the MEP team, Second Floor: the main electrical room is small and has some exiting issues. Similar issues were noted for the The second floor houses a public gallery space Main Point of Entry (MPOE) room for telecom for visual arts installations that is open to the services. The existing generator room is first floor below. The gallery is surrounded on adequate for the current generator the north and south sides by large mechanical configuration, however, would not rooms and plenum space that utilizes louvered accommodate an additional generator for non- openings at the outside of the building. This emergency back-up. floor also houses an auditorium and several large conference rooms at the east end of the The existing shower rooms only offer one building. shower enclosure with two heads and the layout does not allow for privacy in the The auditorium currently has several ADA issues shower/changing area from the restroom door. related to seating configuration and access to Given the amount of bike parking, the number the raised stage area. The doors exiting the of showers appears to be inadequate. auditorium also do not provide adequate clear area for ADA or code exiting. First Floor: See Historically Significant Interior Spaces and The first floor main entry lobby is located at the Features section below for assessment of east side of the building and has an atrium that existing 2nd floor gallery and lobby spaces. connects with an open stair to the second floor public spaces. The main lobby leads to a central Third Floor: elevator lobby for access to the upper floors. rd Beyond the elevator lobby is a public seating The 3 floor houses a large data center located area that consists of two platforms connected at the west side of the floor. Facilities dispatch with stairs. The seating area looks out over the and locker rooms for maintenance staff are park at the east side of the building. These located in the northeast corner. There is an public spaces are flanked on the north and employee fitness center on this floor that south by tenant spaces geared towards includes a group exercise room as well as an restaurant/retail uses. There are issues on this equipment room. There is also a large floor related to exit clearances at the egress conference room located along the south wall.
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The data center currently is equipped with Cubicles are large by current standards with the raised access flooring, dedicated mechanical average cubicle size being 8’ x 8’ or larger. equipment and emergency power. The traffic Frequently, cubicles are located tight to the signal server room is located at the other side of exterior wall. The high walls of the cubicles the building in a room that is within the partially block already small window openings. facilities maintenance (BIBS) suite. It is unclear if this room is served by dedicated systems or Many of the floors are utilizing demountable partitions, however, it does not appear that the has emergency back-up power. same partition system is being utilized The fitness center group exercise room has everywhere. been recently remodeled and features bamboo flooring. The exercise equipment rooms appear In general the finishes vary on these floors from being older and quite worn to being fairly to be retrofit into existing spaces. The resulting modern (perhaps 3-4 years old) and in good arrangement of equipment is awkward. Locker/changing rooms are small and condition. Generally speaking, the existing finishes to not meet the City’s current standards inconveniently located. for sustainability. Typical Office Floors (4-15): On almost all of the floors, the ceiling tiles show The typical office floors consist of the core areas an especially high amount of wear from (e.g. elevator lobbies, stairs, restrooms, etc.) frequent removal of tiles for maintenance and tenant office spaces. The building core access, pulling new wiring, etc. areas are relatively standardized from floor to The 15th floor is currently leased to Multnomah floor in terms of layout and finishes. The tenant areas, however, have been updated in a much County. The spaces on this floor are completely more piecemeal fashion at the discretion of the unique in terms of layout and finishes. This floor is currently occupied mostly with private individual bureau tenants. offices and some large conference/training type The current typical office floor layouts consist of rooms. The 15th floor steps in about 8’ and thus an “H” pattern with private offices, conference has a slightly smaller floor plate than the floors rooms, etc. concentrated around the below. It also has very large window openings elevator/stair core. Conference rooms and as well as access to the 14th floor roof area. private offices usually have opaque walls and/or Interior Core areas blinds that prevent visibility into these areas.
The open office areas are typically populated The floors above the basement have a central with high-walled cubicles. Circulation paths are core area that includes the passenger elevators, typically narrow and sometimes circuitous. In elevator lobby, egress stairs, restrooms, freight some cases, especially at the building corners, elevator, HVAC shafts, electrical/telecom the cubicle layout contains dead end pathways rooms, janitor’s closets and on the upper floors and other obstructions such as file cabinets that employee break rooms. These core areas have could impede emergency exiting. issues with accessibility in the stair and restrooms. The existing telecom and electrical
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rooms are also undersized for the current are related to easily modified components such equipment loads. as signage, door hardware and the adding/re- positioning of small devices such as fire alarm Historically Significant Interior Spaces and strobes, there are some systemic issues that Features: would necessitate major modifications. The Most of the Portland Building interior spaces deficiencies that would require the most work were originally designed by Zimmer Gunsul are concentrated in the building restrooms and Frasca (ZGF) and did not have a strong relation egress stairs. to the exterior architecture. These floors have Restrooms: Currently only the restrooms on been constantly reconfigured and remodeled floors 1 and 2 have accessible stalls. The over the years and are not referenced as restrooms located on floors 3-15 only have significant in the building nominations. The 1st ambulatory stalls. Restrooms on all levels have an nd d 2 floor public spaces were originally multiple issues with counter/fixture heights and designed by Michael Graves and were intended clearances, clear maneuvering areas, etc. Many to be a continuation of the exterior design of these issues would be impractical or not cost language. The most prominent and intact of effective to correct without a full st these spaces would be the 1 floor lobby and reconfiguration of the restroom layout. 2nd floor art gallery. While there have been numerous remodels in these areas, they still Egress Stairs: Currently the egress stairs have retain many of their original finishes and multiple ADA compliance issues with stair features that would be considered significant. width, handrail continuity, and slope of the treads. While the handrails could be modified Accessibility: fairly easily, correcting the stair width or tread As a local government facility, the Portland slope would necessitate replacement of the Building is subject to the requirements of Title II stairs. (See Egress Stair section below for of the Americans with Disabilities Act (ADA). further info) Title II prohibits discrimination on the basis of disability in all services, programs, and activities Elevators: provided to the public by State and local There are currently six passenger cars that serve governments. the 1st through 15th floors and one service car that serves Basement through 15th floor. In 2013, the City of Portland had a facility Additionally, there is one passenger car that evaluation done for the Portland Building that serves Basement through 1st floor for access to identified various architectural barriers for the parking garage. The actual elevator cabs, people with disabilities and made suggestions hoistways, and much of the related mechanics as to how those barriers could be removed. are original to the building. All of the elevators The design team used this evaluation to assess underwent a modernization project that was floor layouts and make recommendations for completed in 2013 and per building reconfiguration of various areas. maintenance records appear to be in good The building currently has a number of ADA working condition. deficiencies throughout. While many of these
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Depending on the structural scheme selected, are multiple areas of stair access to address the the seismic upgrade work could have dramatic grade change along the north and substantial impact on the elevators. In the south elevations of the building. This loggia has “core” scheme (described later in this report) some ADA deficiencies with grading and slope the six passenger elevators would be particularly relating to the stairs. Due to the surrounded by a new core of concrete shear depth, the loggia is quite dark even during walls. The logistics of re-using the existing daylight hours. The City has also noted that it is passenger elevators after this construction not well utilized by the public or building occurs would need to be further evaluated to occupants and creates opportunities for confirm if it is feasible or cost effective. The vagrancy and potential security issues. new shear walls in the core scheme will necessitate relocation of the existing freight elevator and shaft. However, based on the age Daylighting Assessment: of this elevator, replacement will likely be more practical. The current Portland Building window openings are relatively small and provide limited access Egress Stairs: to views and daylight for building occupants. There are two main exit stair towers that The building is primarily a concrete structure st th extend from 1 through 15 floor. These stairs with punched window openings however, the are metal with cast in place concrete treads. center of each façade contains larger areas of There are several issues with these stairs that curtain wall glazing. Currently this glazing has make them out of compliance with current discreet areas of transparent vision glazing with accessibility and building codes. Per Chapter 34 the remainder being opaque spandrel glazing. of the 2014 Oregon Structural Specialty Code (OSSC 3404.1 Exception 1) “An existing stairway With the existing window configuration, the shall not be required to comply with the Portland Building has a Useful Daylight requirements of Section 1009 where the Illuminance (UDI) factor of 18%. This means existing space and construction does not allow that only 18% of the floor plate receives useful a reduction in pitch or slope”. However, given daylight for more than 50% of occupied hours. the potential project scope and the City’s While some areas of spandrel glazing are in commitment to removing accessibility barriers, front of concrete structure, there are several it may be desirable to replace these stairs in areas in which the spandrel is in front of an order to satisfy both current OSSC and ADA interior furring wall. Per the existing drawings requirements. It should also be noted that if and structural model, it appears feasible to the authority having jurisdiction deems that the remove these areas of furring wall and existing stair deficiencies represent a dangerous replacing the spandrel glass with vision glazing. condition, replacement may be required.
Ground Floor Loggia: Structural Assessment: There is currently a deep loggia at the ground floor that occurs at the east side and wraps around part of the north and south sides. There
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As part of the 2013 study, KPFF Consulting The Portland Building’s major MEP systems are Engineers was contracted to evaluate the original to the building and have been very well condition of the Portland Building’s existing maintained which has allowed the building to structure and its anticipated performance continue functioning even though most of the during a current code level design seismic equipment is past its functional life. The event. A thorough examination of the existing following recommendations are based on the building structure was performed that included directive that the remodeled Portland Building strength testing of physical samples and will have another 50-100 year service life and construction of a detailed digital model. This will be mindful of energy and natural resource structural assessment identified significant conservation, will be respectful to maintenance seismic load resisting system deficiencies and controllability concerns, and will be throughout the existing building structure. sensitive to occupant comfort and safety. This Based on these deficiencies, the building is is most effectively accomplished with the expected to perform poorly in most seismic replacement of the majority of the MEP events. systems with modern, more efficient equipment and integrated controls systems. The complete assessment of the existing structure is included in the previous study Summary of Recommendations titled: “The Portland Building: Exterior Envelope Restoration Structure Improvements Based on discussions with the City and Assessment” (March 2013). coordination with the design team, the best upgrade scheme for the MEP systems involves utilizing similar technology and systems to what is currently installed but taking advantage of advances in energy efficiency for the same type Treatment Recommendations of equipment, optimal equipment siting and, in some cases switching fuel types in order to MEP Treatment Recommendations: realize more efficiency (i.e. electric to natural gas). This results in a system that looks similar The MEP assessment has identified the building to what is currently installed, but will be cost systems and components that are at the end of effective, reduce energy consumption and will their functional life, in need of significant provide the necessary HVAC, power and data to repairs for wear or damage that affect their the City’s tenants. ability to perform properly and/or have In the Treatment Recommendations Matrix technology that is so obsolete that it is found in the report, three options are considered to be detrimental to its performance described. Option A items are required repairs and the overall performance of the building. or replacements necessary to keep building The assessment also identified equipment that functioning as it is currently. Option B items are could be relocated from indoor spaces to the the recommendations to secure a long-term exterior resulting in the gain of potential solution for the building and are the basis for program space as well as greater energy the recommendations described here and in the efficiency.
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report. Option C items are system upgrades The heating plant recommendation is to replace that go beyond the recommended the current electric boiler with two high- improvements. Also noted at end the following efficiency natural gas boilers located in the sections are additional strategies or options rooftop penthouse. A boiler plant of this size that were discussed and found to be either would be the sole source of heat for the impractical or required additional investigation building and would supply the hydronic system that was beyond the scope of this report in which would serve terminal units such as chilled order to determine its feasibility. beams and baseboard fan coil heaters.
Mechanical Systems Water Distribution and Piping Systems The scope of this project is such that the Cooling and Heating Plants replacement of the HVAC piping system is The major elements of the cooling plant, the anticipated. With major equipment changing chillers and cooling towers, are recommend to locations so dramatically, the associated piping be replaced and, in the case of the cooling will have to be revised to suit. Without being towers, relocated to the roof. Replacing the able to observe the entire piping system and to chillers rather than spend resources to rebuild assess its condition, it is difficult to determine the existing chillers, the City will realize a great what sections of it might be salvageable. deal more energy efficiency from the Therefore, for the purposes of this project, we equipment for relatively little additional cost. have assumed the system’s complete Relocating the cooling towers allows the replacement. In addition, the pumps associated building to take advantage of more energy these systems would also be replaced and new efficient cooling tower design where the motors pumps sized to suit the new cooling towers, and fans do not have to be up-sized to chillers and boilers and their new locations. compensate for limited air flow due to an Hydronic piping will be added to connect the interior installation; and frees space on the new boilers to the zone level heating coils on second floor for office functions or other the floors below. program space. Air Handling Units Ideally, both types of equipment would be The Air Handling Units (AHU) take up a great relocated to the roof or mechanical penthouse deal of space on the second floor that could be so that they could take advantage of close repurposed as program space. The proximity thereby reducing the size of the recommendation is to replace AHU-01 and piping and pumps related to chilled and AHU-02 with a single, 100 percent outside-air condenser water. It would also free up leasable handling unit located on the roof, supported by space on the 2nd floor. However, space a steel structural frame that would span from constraints in the penthouse may still require beam to beam. It will be a custom, heat- them to be re-installed in the current 2nd floor recovery VAV air handling unit equipped with location. Equipment installed on the roof total enthalpy wheel and direct-drive, variable would also require structural supports that span frequency drive (VFD), and fan arrays for both over the roof slab from beam to beam. supply and relief air. This air handler will serve a chilled beam terminal unit system that will
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March 2015 allow the total air flow capacity of the resulting Active chilled beams fit within suspended air handler to be reduced and will result in a ceiling systems and can also be installed in smaller equipment footprint. spaces with no ceilings. They can be zoned together to serve defined spaces and can be In contract, AHU-03 is recommended to be designed to work with demountable walls, such replaced in place with a custom, VAV air as those preferred by the City of Portland, handling unit equipped with direct-drive, VFD, provided care is taken to ensure they are not and fan arrays for both supply and return. This damaged during installation or demounting of AHU would continue to utilize the same shafts those wall systems. and outdoor air/relief louvers at the second floor that the existing AHU-03 uses. This approach reduces the total installed fan horsepower, allows AHU-01/02 to be moved to Both AHUs will be equipped with chilled water the roof and reduces the total airflow and cooling coils. AHU-01/02 will be equipped with energy use of the building. heating water heating coils and will serve floors 4 through 15. AHU-03 will have condenser As with the piping, it is difficult to assess, the water heating coils which will allow for waste condition of the entire duct system and heat from the Data Center to be reclaimed for although portions of the ductwork for AHU-01, preheating outside air and will serve the AHU-02 and AHU-03 may be salvageable, for basement through the 3rd floor. the purposes of this project it has been assumed that all the ductwork is being Air Distribution and Ductwork replaced. Floors 2-15 are currently served by perimeter fan terminal units with electric reheat and Controls cooling only VAV terminal units. Many of the As the existing control system is comprised of terminal units are original to the building and two different systems that cannot fully the newer terminal units were not installed communicate, it is recommended to replace properly, it is recommended for those terminal them with a single, integrated DDC system that units associated with AHU-03 be replaced with would be compliant with all energy code DDC terminal units and provide fan terminal required sequences, be capable of providing units with hydronic reheat which is more sub-metering for each tenant and be capable of controllable and can deliver more heat at a web-based access. This will allow for greater lower operating cost. communication between the central plant and the zones and will make it easier for the staff to For AHU-01/02, active chilled beam (ceiling monitor and control the entire HVAC system. mounted) and baseboard radiant heating terminal units are recommended to replace Data Center existing terminal units. Chilled beams are The Data Center HVAC systems (dedicated advantageous because they have lower chillers, chiller pumps, condenser water pumps, operating costs than fan terminal units, they are DX units and chilled water fan coil units) are quiet, and because they have lower air excellent condition and no upgrades are velocities are more comfortable to work near. recommended. All existing equipment should
Building Systems and Interior Assessment 13
be removed during construction to protect the condenser units for this system would them and reinstalled when the new MEP occupy a space roughly equal to 75 parking systems are installed. spaces, resulting the elimination of parking in the Portland Building. A suggestion that was Other Systems Considered posed but not investigated was to provide a VRF As part of the process the MEP team system only for the lower floors of the building. investigated or considered several other This would require further study to determine mechanical systems that were either its feasibility. determined to require more investigation (see the Treatment Recommendations Matrix and Whole Building Controls Appendix I - Building Narrative for Option C The City of Portland has expressed interest in a descriptions) or ultimately determined to be complete building control system capable of impractical due to space constraints or the controlling HVAC, lighting, security, fire alarm, inability to fully take advantage of the proposed and metering systems. At this time, it has been system due to the functional realities of this found that the complete building control particular building or the associated industry. product offerings struggle to perform to the Those latter systems, and the reasons why they expectations of standalone systems. As time are considered impractical or infeasible, are: progresses, and by the time a new control system is implemented in the Portland Building, Co-Generation with Absorption Chiller this technology may be a more appropriate When a gas turbine is used to generate choice. electricity for a building, the waste heat can be utilized by absorption chillers to generate Plumbing Systems chilled water. When sufficient waste heat is The plumbing systems are all original to the available, this is a very efficient method for building and, as part of the total renovation of making chilled water. the other building systems, it is recommended that all of the components (hot and cold water In the absence of a reliable source of waste piping, storm piping, waste and vent piping, heat, absorption chillers are much less efficient plumbing fixtures and water heaters), with the than electric chillers. Using gas turbines to exception of the cold water booster pump. generate electricity in the Portland Building is not practical due to the cost, large equipment As a way to further reduce domestic water footprint, and associated sound. consumption and keep building run-off rainwater out of the municipal storm sewer Variable Refrigerant Flow system, it is recommended that a Rainwater The distance the refrigerant can travel between Harvesting system be installed to capture the chiller and the fan coil unit is limited to 150 rainwater and use it for flushing water closets. feet. The distance from the chillers to the The 10,000-15,000 gallon cistern would be furthest fan coil unit to be served would be in housed under the parking area and would feed excess of that maximum distance regardless if a storage tank connected to a duplex booster the chiller were relocated to the mechanical which would provide the water to the fixtures penthouse or remained on the 2nd floor. Also, requiring it.
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March 2015
Other Systems Considered based systems. The clean agent system would As part of the process the MEP team operate first to extinguish the fire, leaving the investigated or considered other plumbing preaction system as an emergency backup systems that were determined to be impractical system that would activate only in the event of due to space constraints or the inability to fully failure to the clean agent system. take advantage of the proposed system due to the functional realities of this particular Other Options Considered building. Those systems, and the reasons why they are considered impractical or infeasible, As part of the process the MEP team are: investigated or considered other fire protection options that were above and beyond what is Graywater Collection recommended. See the Treatment Considered impractical due to low volume of Recommendations Matrix and Appendix I - water collected compared to the cost of the Building Narrative for Option C descriptions of these strategies. required filtration system. The only gray water available to collect would be from the lavatories Electrical Systems which would not provide the volume necessary to make the system cost effective. Electrical Metering
The City of Portland has requested and would Ecological Waste Water Treatment/Living benefit from a greater ability to meter the Machine® building’s electrical usage on a tenant-by-tenant This system which uses a form of ecological basis as well as overall building usage. This sewage treatment which mimics the functions information can be used to more accurately of wetlands may be feasible with investigation assess power usage fees and to determine into space, outdoor equipment or facilities, and where inefficiencies in the system are and how operational/maintenance requirements. to address those concerns. The existing system Fire Protection is original to the building and is at the end of its useful life. The fire protection system is in good condition and well-configured for the building, so general It is recommended to replace the existing Utility recommendations are to keep the existing meters with new meters that include sprinkler mains and replace the insulation and information on power consumption as well as heat trace wire that wrap them, reconfigure or quality (real, reactive power, etc.). add to the existing sprinkler piping as necessary to suit the renovated spaces and replace In addition to the utility meters, power sprinkler heads with new. metering, networked with the building LAN, at each 480-volt and 277-volt panel is In the Data Center, however, it is recommended recommended to report on volts, amps, power that a clean agent system be added to act as and energy readings for all branch circuits and the primary fire protection system for that panels. Similar meters would be installed to space. A clean agent system is dry, gaseous monitor large mechanical loads that are part of system that is safer for electronics than water- the central HVAC plant. Information available
Building Systems and Interior Assessment 15
from the meters can be gathered on Generator 4 would serve as the back-up for plug aggregating software to provide information on: and other office load through the PMCS. • Power quality In addition, it is recommended to incorporate • Energy consumption by floor level Generators 2 and 3 as back-up for loads other • Usage falling outside the tenant than the Data Center. The Data Center would median. receive first priority, but if capacity is available, Power Distribution System the other assigned loads would also receive emergency power through the PMCS. In order to more efficiently supply the building with power in the two voltages used, it is The elevator switchboard is currently at the end recommended that one of the two 480Y/277V of its expected life and out of compliance with PGE transformers be replaced with a 208Y/120V the elevator code for working clearances. It is transformer. These will feed two switchgear in recommended the switchboard be replaced and with the respective power supplies which will, installed to meet all code requirements. in turn, feed two bus risers. This will eliminate the need to provide step-down transformers Data Center located throughout the building in order to The Data Center has sufficient future power serve plug and other office loads and small capacity to accommodate changes to Data mechanical loads Center equipment and services. However, the battery system should be updated. It is Replacing the main distribution switchboards recommended to install a redundant (A+B) with switchgear will allow the circuit breakers power system with redundant Uninterrupted to be controlled with a Power Management Power Supplies (UPS) and Power Distribution Control System (PMCS) and, in conjunction with Units (PDU). A redundant UPS would be the generators, provide power to systems available to provide power to the Data Center which are not normally backed-up when there for the 10-15 seconds between the power is available generator capacity. Giving the City outage and the generator start should the first tenants greater ability to function normally UPS fail ensuring continuity for the Mission during occasional power outages. Critical systems supported at the Data Center. Panelboard replacement with both 480Y/277V and 208Y/120V panelboards equipped with load Other Systems Considered metering for balanced loading will allow for As part of the process the MEP team determining each tenant’s usage and helps investigated or considered several other satisfy the measurement and verification electrical systems that were either determined requirements of LEEDv3. to require more investigation (see the Treatment Recommendations Matrix and To get the most benefit out of the existing Appendix I - Building Narrative for Option C Generator 4 and the generator recommended descriptions) or ultimately determined to be to replace Generator 1 is to parallel the two impractical due to space constraints or the generators to utilize their maximum capacities. inability to fully take advantage of the proposed The replacement Generator 1 and any excess on system due to the functional realities of this
16 Portland Building
March 2015 particular building or the associated industry. New luminaires would be provided at egress Those latter systems, and the reasons why they paths to meet the egress lighting requirement are considered impractical or infeasible, are: and would be circuited to life safety circuits backed-up by Generator 4. UL924 relays will be Wind Power installed so the lighting control system can The Portland Building’s historic status would control the egress lights when they are off in prevent the generation of wind power at the the event of normal utility power loss. building as the turbines would inevitably affect the building’s appearance. Other Options Considered As part of the process the MEP team Solar Power investigated or considered other lighting or Any exterior protrusions for photovoltaic (PV) lighting control options that were above and integrated window shading structures or PV beyond what is recommended. See the canopies that would be built over the existing Treatment Recommendations Matrix and and proposed rooftop mechanical equipment Appendix I - Building Narrative for Option C would impact the historic exterior of the descriptions of these strategies. building. Building Integrated Photovoltaic panels (BIPV) built into the existing glazing, Fire Alarm would only be feasible for the upper floors (if they are enlarged), since many of the floors are Fire Alarm System shaded either by trees in the park of The Portland Building’s fire command center neighboring buildings. consists of the main fire control panel, the smoke control panel, the emergency voice Lighting Systems alarm communication system (EVACS), the Generally, for lights within the system, with the firefighters’ phone system and a variety of exception of the stair lighting, addressable switches and controls for elevators, HVAC ballasts/drivers should be provided to allow shutdown, smoke purge, etc. It is currently greater control of the lighting system and LED located at the open security desk on the first luminaires used wherever possible. Where floor of the building. This location is not automatic light controls are allowed by code, compliant with current code as the command install ceiling or wall mounted occupancy center is not within a fire-rated enclosure. sensors. Installation of daylighting sensors in Much of the equipment is also past its daylight zones will allow the lights to dim and functional life, but many of the components are brighten as necessary without relying on the the type recommended by this assessment. tenants to adjust the light levels themselves, thereby increasing the realized energy savings. Relocate the new command center from the In areas outside the daylight zones, the open security desk area to a one hour fire-rated addressable ballasts will increase user comfort enclosure as required by code. This will ensure levels and energy savings with their individual firefighters have a safe, secure location in which controllability and the occupancy sensors will to monitor and control firefighting operations. provide the system the ability to self-regulate Replace the existing panels and controls with based on occupancy or daylight. modern versions of the same equipment with
Building Systems and Interior Assessment 17
the exception of the firefighters’ phone system As part of the process the MEP team which is recommended to be replaced investigated or considered other fire alarm throughout the building with a distributed strategies that were above and beyond what is antenna system (DAS) that would be monitored recommended. See the Treatment by, but would operate independently of, the Recommendations Matrix and Appendix I - fire alarm system. Building Narrative for Option C descriptions of these strategies. In addition, initiating devices, such as smoke detectors, and visual notification devices, such Technology as strobes, should be replaced entirely in order to maintain a single warranty period for those Telecom devices, rather than multiple warranty periods The common deficiency found during the for older and newer appliances. Manual fire investigation of the technology infrastructure alarm boxes at entrances are recommended to was the lack of dedicated or adequate cooling be replaced, as well. for the various telecom spaces. It is recommended that all telecom rooms including Preaction Sprinkler Control System the MPOE, MDF and stacked telecom rooms This system that serves the Data Center is in have appropriate cooling provided by dedicated place to prevent the destruction of electronic air conditioning units. data equipment by accidental leaks in overhead sprinkler piping systems. The current system As the use of technology has increased over the works well and is relatively newly installed, decades, rooms that once may have been however the control panel is obsolete and adequately sized for the equipment are no associated appliances and devices are at the longer so, and it is recommended that rooms end of their service life. such as the MPOE, the MDF and telecom rooms be resized to suit the needs of the equipment The recommendation is to replace the control and working clearances, and be dedicated to and detection system with a new system those uses rather than sharing space with other nd including a preaction control panel, smoke systems. Telecom rooms above the 2 floor detection, components used to monitor the should be centralized on each floor and be large status of the sprinkler system and for operating enough to house the equipment and provide an fire sprinkler control valve. In addition, replace area for personnel to work. existing spot detection devices with an air Many of the pathways in the building will sampling smoke detection system which can remain in place after the renovation, but where provide a much earlier warning in the event of a telecom rooms are being moved and/or fire. combined, new pathways will have to be routed
to serve them. In addition, the backbone and This existing system would ultimately become horizontal cabling system has been augmented secondary to the clean agent system overtime and is a mix of fiber and category recommended in the Fire Protection section. types, respectively. Implementation of a
standards-based system consisting of single Other Options Considered mode and multi-mode fiber terminated on
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March 2015 current connector technology is recommended correcting ADA and code compliance issues, for the backbone. Replacing the existing cable improving occupant comfort and creating a plant to a Category 6A cable plant is more pleasant and healthy working recommended for horizontal cabling. environment. In addition, these recommendations take into account the scopes Data Center of work suggested in other sections of this The Data Center is relatively up to date and no report and the previous exterior study. This recommendations are made to upgrade the portion of the report assumes that the full space. scope of the MEP systems (Option B), structural core scheme, and exterior envelope Security Systems recommendations are implemented. Taking The existing access control and intrusion into account the extent of demolition, detection system is in good condition, but contractor mobilization efforts, and relocation consists of both older and components and it of personnel required to perform the above shares its spaces with the telecom equipment. scopes of work, a concurrent comprehensive It is recommended to replace older components interior remodel is recommended. with newer versions and provide the security As such, there is no option presented in the system with a dedicated space. plans or cost estimate for patch and repair or Update the analog and IP CCTV system cameras reconfiguration of isolated areas. The proposed plan layouts included in Appendix K represent with new, current cameras and consolidate into a single location and system. one workable solution for each floor that achieves the stated goals for the purpose of Other Options Considered establishing potential costs for the City. These As part of the process the MEP team floor plans do not take into account individual investigated or considered other telecom and bureau programs, space needs, etc. and are not security system strategies that were above and intended to be final layouts. beyond what is recommended. See the The recommendations contained in this report Treatment Recommendations Matrix and are intended to address identified issues, while Appendix I - Building Narrative for Option C maintaining the historic integrity of the original descriptions of these strategies. Portland Building as built in 1981. Since the Portland Building is individually listed on the National Register of Historic Places, projects altering designated interiors are subject to local historic design review (as delegated by the State Historic Preservation Office). Interior Treatment Recommendations: Recommendations in this report are consistent with the Secretary of the Interior’s Standards The interior recommendations portion of this for Rehabilitation. report focuses on the previously stated goals of Summary of Recommendations
Building Systems and Interior Assessment 19
The interior of the Portland Building does not associated water treatment equipment. Demo currently offer a particularly inviting working existing telecom room and provide a new fully environment. Small window openings, high secured MPOE room that stacks with the walled cubicles and lack of access to the telecom rooms above. building perimeter contribute to making the office floors seem dark and unwelcoming. The Provide a new secure enclosure for bike parking recommendations concentrate on improving located near east entrance for simplified access. the interior environment to make for a more Also, demo existing shower rooms and create pleasant and flexible work place that new rooms with increased number of showers accommodates a variety of working styles. and improved privacy.
Interior Layout and Finishes: First Floor:
General Finishes: The first floor primarily consists of public spaces flanked with tenants (mainly restaurant/retail). Due to the extensive scope of the MEP This public spaces on this floor are historically replacement, salvaging existing finishes is likely significant. There are a few issues with the impractical or not cost effective in most areas. current egress and fire department controls. Proposed seismic upgrade has minimal impact It is recommended to demo all existing finishes on tenant spaces, but will require with the exception of 1st floor tenant spaces reconfiguration around the core/elevator lobby. and spaces shown as historically significant. Replace all floor, ceiling and wall finishes as Recommendation is to provide a new fire rated described on the plans and legend provided in Fire Command Center to house controls for the Appendix – Items K and L. emergency systems. Reconfigure doors and egress route to meet current code. Basement: It is also recommended that existing tenant Existing basement MEP rooms are in some spaces remain undisturbed as much as possible. cases undersized and have egress issues. Existing shower rooms provide an inadequate See Historically Significant Interior Spaces and number of fixtures and are not well laid out in Features section below for recommendations terms of privacy. Proposed seismic upgrade will for existing 1st floor lobby, elevator lobby and require some reconfiguration of public seating spaces. maintenance/storage areas at the core. Second Floor: Recommendation is to provide a larger fire rated main electrical room enclosure that The second floor houses a public gallery space provides adequate safety clearances and and lobby spaces that are historically exiting. Enlarge the existing generator room to significant. The remainder of the floor is allow for addition of a new generator for back- occupied by large mechanical rooms. This floor up of non-life-safety systems. Add a new also houses an auditorium and several large rainwater harvesting tank underneath existing conference rooms at the east end of the garage slab as well as a new room to house
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March 2015
building. The auditorium currently has several Signal Data room to be relocated to a secure ADA issues. room adjacent to the Data Center that would allow this equipment to be served by the Mechanical recommendations for new dedicated mechanical systems and connected equipment placement have allowed half of the to the emergency back-up systems. existing mechanical room area to be reclaimed for other uses. Reconfigure existing Fitness Center to provide better layout for equipment. Locate new larger It is recommended to remodel existing locker rooms inside the fitness center to allow auditorium space as required to correct ADA better access to facilities for users. issues and salvage/reuse existing wood grille, chair rail and trim. Relocate conference rooms to the east side of the building to provide direct access to elevator Reconfigure the existing mechanical room on lobbies. the north side of the building to house equipment serving 1st floor spaces and use Typical Office Floors (4-15): reclaimed adjacent mechanical space for a new Typical office floor is crowded with high walled conference/training room. Replace existing cubicles and narrow, circuitous walk ways. mechanical louvers with new windows. Floors where the perimeter is lined with private Utilize reclaimed south mechanical rooms to offices or cubicles contribute to the lack of create a new office suite. Replace existing access to daylight and views. Not having mechanical louvers with new windows. standardized systems furniture and demountable partitions does not allow the City See Historically Significant Interior Spaces and to take full advantage of the efficiency, value Features section below for assessment of and flexibility that these systems offer. Building existing 2nd floor gallery and lobby spaces. finishes vary in age, quality and condition.
Third Floor: Provide layouts for the tenant floors that leave the building perimeter mostly open for The 3rd floor has very small windows (1’-8” x 1’- circulation and offer a variety of work spaces to 8”) and is best suited to unoccupied or transient accommodate diverse working styles. Explore uses. Many of the uses already located on this decreasing the average cubicle size and floor are well suited to this (data center, fitness increasing width of walkways. Utilize low- center, conference rooms, etc.) walled cubicles or benching systems with The traffic signal server room may not be privacy screens to increase openness. Use adequately served by back-up systems. common rooms such as conference or break rooms to divide floor plates into clusters or The fitness center has some issues with work groups to help establish a sense of place arrangement and the associated shower areas and control acoustics. Utilize glass walls at are small and inconveniently located. private offices and conference rooms to increase visibility and share light while Recommend expanding area of raised data floor providing some privacy. Provide shared private in the existing Data Center to allow Traffic rooms and a wellness/lactation room at each
Building Systems and Interior Assessment 21
floor. Provide glazing at secure reception areas It is further recommended that the design team to provide connection to adjacent office and work closely with the City of Portland’s Historic potentially outside views. Relocate suite entries Design Review Commission prior to finalizing to allow access to restrooms without entering the proposed scope of work in these areas. tenant space. Standardize systems furniture Accessibility: and demountable partitions.
Interior Core areas The building contains multiple barriers that impede its ability to serve employees and The central core area of each floor will be members of the public with disabilities. heavily affected by the proposed seismic Recommendation is to correct ADA deficiencies scheme. as part of a comprehensive interior remodel Recommendation: project including new fully accessible restrooms on all levels. Address all deficiencies relating to Replace building restrooms on all levels. device locations as part of MEP systems Modify elevator lobbies as shown in plans to replacement. accommodate new concrete shear walls. Replace existing freight elevator (Elevator #7). Elevators: Provide new, larger electrical and telecom rooms that stack at each side of the new The building elevators are original to the proposed freight elevator. Provide a new small building, but have been modernized recently janitor’s closet on each floor with mop sink and and records indicate they are in good condition. utilize the remainder of the space for general Extensive structural work in the core will storage area. require reconfiguration of these elevators.
Historically Significant Interior Spaces and It is recommended to replace existing freight Features: elevator with new. Increase the range of new freight elevator to service an additional stop at While some remodeling has occurred, the 1st the mechanical penthouse. Consult with and 2nd floor public lobby spaces still retain elevator manufacturer and/or general many of their original finishes and features that contractor to determine if re-use of passenger would be considered significant. elevators 1-6 is feasible or practical. Cost for replacement of these (6) elevators has been It is recommended to preserve finishes and included in this study as an alternate. architectural features in significant areas such as the 1st floor lobby and 2nd floor gallery. At Egress Stairs: the 1st and 2nd floor elevator lobbies where major structural work is anticipated, salvage The existing stairs do not currently meet historic finishes where feasible. Where salvage current ADA or OSSC standards. There is is not feasible or practical (e.g. terrazzo floors, language in the code that may allow these stairs to remain, but is subject to approval by the gyp board ceilings), replacement in kind is code official. Due to the nature of the recommended. deficiencies, alteration of the existing stairs is
22 Portland Building
March 2015 not feasible. Replacement of the stairs and occupants. (See also attached daylighting associated shaft walls would be needed to report Appendix M.) Provide interior roller rectify the compliance issues. shades at all exterior windows to control glare while still providing some visibility to outside. It is recommended to discuss the potential of keeping the stairs in place with City of Portland Structural Recommendations building code officials to confirm that it would be acceptable. City should also assess the A voluntary seismic strengthening scheme was potential liability issues associated with the proposed in the March 2013 study performed noted code compliance issues. Cost for by KPFF and FFA. This scheme consisted of a replacement of these stairs has been included concrete moment frame at the building in this study as an alternate. perimeter. This scheme offered two major advantages being: limited impact on occupied space and minimal impact on existing MEP Ground Floor Loggia: systems. The current study has introduced a scenario in which the existing MEP systems The ground floor loggia area is not a well would be replaced. Removal of these systems utilized feature of the building that creates would provide clear access to the elevator core security issues. and allow for an elevator “core” scheme.
It is recommended to further examine The elevator core scheme consists of new decreasing the depth of the loggia to increase reinforced concrete shear walls along Grids D, E, visibility and daylight into all areas. This option 4, and 5 that enclose the elevator core in the would require approval from the Historic center of the building. These shear walls would Landmarks Commission as it would involve extend the full height of the building and bear modification to the exterior. on a new concrete pile cap supported by new micro-piles. New steel columns would be Daylighting Recommendations added at the exterior bearing walls in line with existing building interior columns. These The building currently has small window columns would serve as back-up gravity load openings that contribute to a dark interior support system for the exterior wall and floor environment with limited access to views. bay in the event that the exterior bearing walls Interior side of the curtain wall areas is experience significant degradation during a currently only open at discreet window seismic event. Concept drawings are included locations. in Appendix N. It is recommended to open full extent of curtain The core scheme may provide notable benefits wall areas to the interior from floor to ceiling over the perimeter moment frame scheme. height of 10’-0”. Replace spandrel panels in The core scheme focuses most of the seismic curtain wall system with vision glazing. strengthening to a concentrated location in the Maintain a clear walk way at the perimeter of middle of the building and has less impact. The each floor to allow light into the floor plate and steel columns take up less floor area, require give access to daylight and views to all less installation time/labor, and less demolition
Building Systems and Interior Assessment 23
of existing structure. A more detailed comparison of the two structural schemes is included in this report.
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March 2015
o Option B – Recommended Construction Cost Estimate Best recommended long term The following estimate is for the Portland solution for the building, i.e. Building: Building Systems and Interior equipment that would be provided if Assessment. This estimate is based on the building were newly designed. preliminary documents provided to the cost • estimator by FFA. Interior Layout and Finishes
The estimate is for CONSTRUCTION COST only. Comprehensive interior remodel with It does not include PROJECT COST that would be revised floor plan layouts as shown in an additional amount. plans and new finishes throughout. NOTE: The interior pricing included in this Typical PROJECT COST include: owner’s report is for the entirety of the building administration cost, design and engineering interior. If this work is included, the costs fees, permits, temporary relocation of for “09 Interior Finishes” included in the occupants, furniture and equipment relocation, 2013 report can be deducted. offsite costs, testing and inspection fees, • hazardous materials abatement, financing Structural Upgrade costs, or any other normally associated project Added reinforced concrete shear walls at development costs. elevator core area and corresponding NOTE: The The CONSTRUCTION COST estimate is based on steel columns at perimeter. structural upgrade costs represented in current prices and assumes a Spring 2015 start this report are for the alternate “core” date. Additional inflation at 4-5% per year scheme. If the core scheme is selected, should be included once a projected the costs for structural upgrade included construction start date is established. in the 2013 report can be deducted. The Direct Construction Cost Summary has been developed based on two scenarios for repair and replacement for MEP systems and the recommended approach for Interior Layout and Finishes as well as the Structural Upgrade.
• MEP Systems
o Option A – Required
Repairs and/or replacement that is necessary now to correct current
deficiencies, i.e. equipment is at the end of its life or is not functioning properly.
Building Systems and Interior Assessment 25
Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
DIRECT CONSTRUCTION COST SUMMARY
Component Area $ / SF Total
Interiors (Finishes) Estimate 391,656 sf $49.85 /sf $19,524,000 Structural (Seismic) Estimate 391,656 sf $22.42 /sf $8,779,000 MEP Estimate - Option B 391,656 sf $95.49 /sf $37,400,000
TOTAL DIRECT CONSTRUCTION COST 391,656 sf $167.76 /sf $65,703,000
MEP Estimate - Option A 391,656 sf $25.49 /sf $9,982,000
ALTERNATES 01 | Replace Stairs 1 & 2 Add ± $1,469,000 02 | Replace Elevators 1 - 6 Add ± $3,952,000
The above estimates are for direct construction cost only. They do not include furnishings & equipment, architect and engineer design fees, consultant fees, inspection and testing fees, plan check fees, state sales tax, hazardous material testing and removal, financing costs, owners contingency, nor any other normally associated development costs.
The above estimates assume a CMGC procurement method for construction, with at least three qualified bidders in each of the major sub-trades.
The above estimates assume a construction start date of: Spring 2015. If the start of construction is delayed beyond the date above, the estimates must be indexed at a rate of 4% to 5% per year compounded.
This is a probable cost estimate based on in-progress documentation provided by the architect. The actual bid documents will vary from this estimate due to document completion, detailing, specification, addendum, etc. The estimator has no control over the cost or availability of labor, equipment, materials, over market conditions or contractor's method of pricing, contractor's construction logistics and scheduling. This estimate is formulated on the estimator's professional judgment and experience. The estimate makes no warranty, expressed or implied, that the quantities, bids or the negotiated cost of the work will not vary from the estimator's opinion of probable construction cost.
The above numbers are rounded to the nearest $1,000.
Executive Summary - Page 1 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
SUMMARY Base Building
DIRECT CONSTRUCTION COSTS $ / sf Cost Comments
Area 391,656 sf
01 | GENERAL REQUIREMENTS $1.75 $685,398 02 | EXISTING CONDITIONS 7.50 2,935,507 03 | CONCRETE 0.17 67,669 04 | MASONRY 0.10 39,900 05 | METALS 0.53 208,847 06 | WOOD, PLASTICS & COMPOSITES 1.94 759,627 07 | THERMAL & MOISTURE PROTECTION 0.64 250,053 08 | OPENINGS 1.17 458,149 09 | FINISHES 13.89 5,439,063 10 | SPECIALTIES 6.43 2,516,588 11 | EQUIPMENT 0.25 97,500 12 | FURNISHINGS 0.54 212,890 13 | SPECIAL CONSTRUCTION 0.00 0 14 | CONVEYING EQUIPMENT 1.11 434,000 21 | FIRE SUPPRESSION 0.00 0 see MEP estimate B 22 | PLUMBING 0.00 0 see MEP estimate B 23 | HVAC 0.00 0 see MEP estimate B 26 | ELECTRICAL 0.00 0 see MEP estimate B 27 | COMMUNICATIONS 0.00 0 see MEP estimate B 28 | ELECTRONIC SAFETY & SECURITY 0.00 0 see MEP estimate B 31 | EARTHWORK 0.10 38,282 32 | EXTERIOR IMPROVEMENTS 0.39 152,707 33 | UTILITIES 0.00 0 SUB-TOTAL $36.50 $14,296,180
Estimating Contingency 15.00% 5.48 2,144,427 Phasing 0.00% 0.00 0 Index To Construction Start 0.00% 0.00 0 CM/GC Contingency 5.00% 2.10 822,030 General Conditions / Insurance / Bond 8.75% 3.86 1,510,481 General Contractor OH & Profit 4.00% 1.92 750,925
TOTAL DIRECT CONSTRUCTION COST $49.85 $19,524,043
Division Summary - Page 3 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
SUMMARY Structural (Seismic) Estimate
DIRECT CONSTRUCTION COSTS $ / sf Cost Comments
Area 391,656 sf
01 | GENERAL REQUIREMENTS $1.25 $489,570 02 | EXISTING CONDITIONS 0.41 159,664 03 | CONCRETE 7.51 2,942,788 05 | METALS 5.73 2,245,693 31 | EARTHWORK 0.82 322,510 SUB-TOTAL $15.73 $6,160,225
Estimating Contingency 15.00% 3.15 1,232,045 Phasing 0.00% 0.00 0 Index To Construction Start 0.00% 0.00 0 CM/GC Contingency 5.00% 0.94 369,614 General Conditions / Insurance / Bond 8.75% 1.73 679,165 General Contractor OH & Profit 4.00% 0.86 337,642
TOTAL DIRECT CONSTRUCTION COST $22.41 $8,778,690
Division Summary - Page 18 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
SUMMARY MEP Estimate - Option A MEP Estimate - Option B
DIRECT CONSTRUCTION COSTS $ / sf Cost $ / sf Cost Comments
Area 391,656 sf
01 | GENERAL REQUIREMENTS $0.25 $97,914 $0.50 $195,828 05 | METALS 0.00 0 0.46 180,538 09 | FINISHES 0.02 6,600 0.13 50,000 21 | FIRE SUPPRESSION 0.56 220,387 3.25 1,272,654 22 | PLUMBING 0.10 37,880 4.07 1,593,959 23 | HVAC 12.96 5,075,465 29.17 11,423,945 26 | ELECTRICAL 4.78 1,871,169 32.35 12,668,345 SUB-TOTAL $18.66 $7,309,415 $69.92 $27,385,269
Estimating Contingency 15.00% 2.80 1,096,412 10.49 4,107,790 Phasing 0.00% 0.00 0 0.00 0 Index To Construction Start 0.00% 0.00 0 0.00 0 CM/GC Contingency 5.00% 1.07 420,291 4.02 1,574,653 General Conditions / Insurance / Bond 8.75% 1.97 772,285 7.39 2,893,425 General Contractor OH & Profit 4.00% 0.98 383,936 3.67 1,438,445
TOTAL DIRECT CONSTRUCTION COST $25.49 $9,982,340 $95.49 $37,399,583
Division Summary - Page 22
Building Systems and Interior Assessment 31
Introduction
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Building Systems and Interior Assessment 33
Introduction little connection to the exterior and are well suited for this level and resulting 1’-8” x 1’-8” Construction of the Portland Building was punched window openings. completed in 1981, occupying an entire city block in downtown Portland’s civic center. A The shaft section consists of four primary product of a design competition initiated in architectural elements: reflective blue glass 1979 to attract the nation’s top talent, the curtainwall, vertical concrete columns painted fifteen-story 360,000 square foot office red and red ceramic tile keystone column building, designed by renowned architect capital are set into a field of off white concrete Michael Graves, was the first major Post- walls with regular punched dark tinted glass Modern expression to be fully realized. window openings. Design Concept The shaft extends from the 4th floor level to the 14th floor. These floors contain various public The Post-Modern design movement developed administration offices and bureaus. Typical in criticism of post-World War II modernism, floor plans include the building core with but not necessarily opposition to modernism. enclosed support spaces, an open plan office The Portland Building was a manifestation of layouts and some enclosed perimeter offices this movement and a ‘lighting rod’ for debate and conference rooms. The punched windows between Modernists and Post-Modernists with dark tinted glass tend to create ‘darker’ during the late 1970’s and 1980’s. work areas with little connection the exterior.
The Portland Building represents a snapshot in At the 14th floor, the shaft transitions to the architectural design trends, and design capital, a centered inset balcony is notched out philosophies for this time period. Due to its of the keystone on the east and west unique and controversial design statement, the elevations. The fifteenth floor is set back for Portland Building is considered of “exceptional the shaft parapet to further clarify this importance” and qualifies under special transition. The top most mechanical enclosures consideration for properties that have achieved step even further back. This final inset level of significance in the past 50 years. pale blue stucco, scored into geometric shapes is typically not visible from the street level. The building is designed in the classical three- part division of base, shaft, and capital. Apart from the lobby spaces, the interiors were designed by local firm Zimmer Gunsul Frasca The base consists of a full-story loggia and two Partnership. Construction of the project was successively shorter steps above, all clad in achieved through one of the first design-build blue-green square ceramic tile. The loggia arrangements in the country involving a project level includes general public entries, and public management firm, two architects, two services. The second level is also comprised of contractors, and a structural engineer. While public spaces, lobbies, meeting rooms and this arrangement was thought to benefit the building services. The third level contains City, it is most often cited as resulting in mostly building services. Storage rooms, communication problems, process issues, and computer servers and other utilities require change orders during construction that were
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March 2015 not fully evaluated. Additionally, the project conduct a comprehensive survey of the was executed on what was, from the beginning, Portland Building’s exterior envelope – considered a relatively low budget. including concrete, ceramic tile, stucco, curtain wall, storefront, and punched window The building was officially listed on the National assemblies, but excluding roofs and the stucco Register of Historic Places in 2011. It is cited as penthouse. The findings, analysis and nationally significant as a notable work by subsequent recommendations were presented master architect Michael Graves and as an early in a report along with construction budget cost and influential work of Post-Modern Classicism. estimates. The report, titled “The Portland Though not yet 50 years old – the standard Building: Exterior Envelope Restoration and threshold for eligibility – the Portland Building is Structure Improvements Assessment” was identified as “one of the first large-scale completed March 2013. manifestations of a new architectural style coming on the heels of the Modern Building Systems & Interior Assessment movement.” As such, it is considered of “exceptional importance” qualifying under In November 2014, FFA was contracted by the special consideration for properties that have City of Portland to supplement the 2013 achieved significance in the past 50 years. exterior and structural report with an assessment of the building interior. The project Purpose goal was to understand what would be necessary to modernize building MEP systems FFA Architecture and Interiors was contracted and interior environments with an emphasis on by the City of Portland in September 2012 to sustainable strategies and improved working provide a complete assessment of existing conditions. FFA worked in conjunction with exterior envelope and structural conditions as Interface Engineering, Inc. and the Façade well as repair and upgrade recommendations to Group to evaluate existing building MEP establish project construction budget estimates. equipment, backbone and distribution systems, In November 2014, the City of Portland finish materials, interior space arrangement and requested that FFA expand that assessment to daylighting strategies. The findings, analysis include the building systems and interiors. The and subsequent recommendations are purpose of this study is to supplement the presented in this report previous report, identify additional deficiencies inside the building and recommend long-term Building Structure “Core” Scheme solutions. The two studies are intended to work in tandem and provide a big picture view of As part of the 2013 study, KPFF Consulting what would be required to address identified Engineers was contracted to evaluate the issues for the building as a whole. condition of the Portland Building’s existing structure and its anticipated performance Previous Study - Exterior Envelope and during a current code level design seismic Structure Assessment (2013) event. A thorough examination of the existing building structure was performed that included FFA Architecture and Interiors, Inc., partnering strength testing of physical samples and with The Facade Group, was selected in 2012 to construction of a detailed digital model. This
Building Systems and Interior Assessment 35
structural assessment identified significant Recommendations proposed are intended to seismic load resisting system deficiencies address identified issues, while maintaining the throughout the existing building structure. historic integrity of the original Portland Based on these deficiencies, the building is Building as built in 1981. Since the Portland expected to perform poorly in most seismic Building is individually listed on the National events. Register of Historic Places, projects affecting the building exterior are subject to local historic Based on discussion with the City, and design review (as delegated by the State coordination with the design team, a full- Historic Preservation Office) as are alterations building upgrade scheme was proposed that to designated interiors. Recommendations in included adding new concrete moment frames this report are consistent with the Secretary of at the perimeter of the building. Compared to the Interior’s Standards for Rehabilitation. As other options that were explored, the moment design options are developed, careful frame option was identified as providing the consideration must be made of any impacts to most benefits and the least amount of historic building elements. drawbacks. The moment frame system allowed for relatively minimal impact on the majority of Recommendations proposed also take into the building interior (i.e. minimal impact on account City of Portland sustainability goals and elevator core and associated utilities, minimal respond to the directives given in both the City interior space planning impacts). Another of Portland Green Building Policy and the Green significant benefit was that the majority of the Tenant Improvement Guide. The Portland structural work would be concentrated within Building is currently certified under LEED for the same locations as the exterior envelope Existing Buildings: Operations and Maintenance. work proposed within the same study. A major remodel would be required to be certified as LEED Gold or higher. As the current study now considers improvements and modifications to interior systems and spaces, the City of Portland requested that an alternative seismic scheme be further explored. This alternative scheme concentrates the new seismic strengthening elements at the core of the building and is presented in this report.
Recommendations
The recommendations contained within this report are intended to be a conceptual level such that they could be used, by a cost estimator or general contractor, to determine probable construction costs.
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Building Systems and Interior Assessment 37
Assessment Methodology
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Building Systems and Interior Assessment 39
Assessment Methodology “Portland Building Child Development Center” – Construction Documents, Seder Architects, PC, January 25, 2000
All findings presented in this report are based Project for Tenant Improvement to the on the review of documentation provided by tenant space located at the SE corner of the the City of Portland and field work performed 1st floor to create a daycare. Drawings show by the project team. modification to the exterior loggia where an opening into the loggia was closed off and a Background Research new partial height wall and railing was Prior to conducting the physical assessment, added to create an outdoor play area. The FFA and the assessment team reviewed the new wall and railing were designed to match following City documents predominantly the existing adjacent conditions. An adjacent detailing past remodel and systems upgrade bay was opened up with the partial height projects as well as selected maintenance wall and railing being removed. The interior records Other items not listed below that were demising wall of the space that connects to st part of the design team’s research include the 1 floor seating area was also heavily recent utility bills provided by the City of modified with new wall, doors and windows Portland. into the space. These documents also show modifications to the MEP systems within this City of Portland Public Office Building space. Construction Documents, Graves/Roth/Wundram, May 6, 1981 – “The Portland Building HVAC Retrofit Project” – Construction Documents, Ankrom Moisan Original construction documents. Associated Architects, November 10, 2003
“Meeting Room Improvements” – Construction Project for retrofit of existing HVAC system Documents, SRG Partnership, May 22, 1995 including removal of two fluid coolers located at the 2nd floor south mechanical Project to remodel the 2nd floor auditorium room and the addition of two new closed (AKA, Hearing Room) and associated circuit coolers located on the roof and four conference room and lobby space. This at the 2nd floor. This project also project made fairly major modifications to incorporated modifications to the restroom the interior of the auditorium including exhaust for all floors. reconfiguration of the stage and back wall area. It appears that seating was “The Portland Building 3rd Floor Computer reconfigured at this time and the carpet Room Upgrade Project” – Construction was replaced. The original “X” patterned Documents, PAE Consulting Engineers, Inc., wood grilles and wood bullnose chair rail January 15, 2008 were salvaged and reinstalled in a modified configuration. Note: The drawing set on Project for upgrade to HVAC systems rd record and available for review was missing serving the 3 floor data center including several drawing sheets. new chillers, A/C units and associated pumps. This project also provided two new
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natural gas generators on the 2nd floor roof Project to retrofit existing pneumatic dedicated to providing emergency power to controls for the VAV boxes with new the data center. Automated Logic controls.
“City of Portland Green Building Policy”, City of “Portland Building Lighting Circuit and Relay Portland, Adopted April 1, 2009 Survey”, Solarc Architecture and Engineering, Inc., January 9, 2012 Policy to include green building practices in the construction, remodel and maintenance Survey of existing light fixtures and controls of all City of Portland owned facilities. The including recommendations for policy provides thresholds for various improvements. The report cites select aspects of building design, construction and fixtures not working, a number of bad relays, maintenance that City owned buildings are and lighting controls not operating as to achieve. A major remodel to the Portland intended. There are issues noted with how Building would be required to adhere to this circuits are wired and fixtures being wired policy. through breaker panels rather than lighting control panels. It is also noted that lighting “Creating a High Performance Work Space: control panels are not consistently wired Portland’s Green Tenant Improvement Guide”, through emergency circuits. Emergency City of Portland, Bureau of Planning and lighting is noted as not meeting current code Sustainability, Date Unknown required light levels along the current paths Guide recommending sustainable strategies of egress. to consider for tenant improvements. City The recommendations made within this of Portland Green Building Policy requires report do not appear to have been use of this guide for tenant improvements to implemented. spaces occupied by City of Portland entities. “Portland Building Traction Elevator “Portland Building Fire Alarm System Upgrade” Modernization Specifications”, Lerch Bates, – Construction Documents Tyco/Simplex- Inc., 2013 Grinnell, January 9, 2009 Project to replace controls, door operators, Project appears to be a full fire alarm system signal fixtures, etc. for existing passenger upgrade. Documents show demolition of elevators #1-6 and existing freight elevator existing system components and installation #7. of new speakers, strobes, detectors and associated control panels throughout the “Portland Building Generator Infrastructure building. Upgrade” – Construction Documents McBride Architecture, PC, March 1, 2013 “Portland Building Variable Air Volume (VAV) Box Control Upgrade” – As-Built Documents Project to provide a new diesel generator for ClimaTech, January 4, 2011 emergency back-up of life-safety systems. New generator and enclosure were placed in the NE corner of the basement in a space
Building Systems and Interior Assessment 41
formerly occupied by a restaurant tenant. Inspection report for alarm initiating devices Alterations were included on the east façade on floors 7-10. Per the report, all devices to provide louvers at the ground level passed the tests administered. directly beneath existing window locations. “Indoor Air Quality Evaluation”, AMEC “City of Portland ADA Title II Transition Plan Environment and Infrastructure, February 28, Update, Public Review Draft” and “Portland 2014 Building Facility Evaluation”, MIG, Summer Report of survey done at locations on the 2014 13th and 14th floors to test levels of CO2, The ADA transition plan is a document that humidity, dust and fungus. Results indicated evaluates the various facilities and that all elements tested were within properties owned by the City of Portland for normal/acceptable ranges. accessibility barriers and proposes strategies “Backflow Assembly Test Report”, and a timeline to remove those barriers. City of The Portland Building facility evaluation Portland, March 1, 2014 component is a comprehensive list of ADA Report of testing done on backflow deficiencies documented throughout the assemblies for fire sprinkler and domestic Portland Building. The report identifies over water service mains. Report indicates that 1,000 individual deficiencies. Many of these all assemblies passed the tests administered. items, such as adding additional signage or replacing door hardware, are assigned small “Damper Testing” – Memo, Tyco/Simplex- costs to correct. There are several issues Grinnell, March 31, 2014 that the report acknowledges would be Memo summarizing operational testing for difficult to correct without full replacement supply and relief dampers associated with of major building elements, such as the pressurization of floors and stairwells egress stairs. before, during and after activation of the fire “Report of Sprinkler Inspection”, Tyco/Simplex- alarms. The memo states that all dampers Grinnell, January 8, 2014 passed the test administered.
Report outlining required inspection of the “Fire Alarm Inspection Report”, Simplex- building sprinkler system and performance Grinnell, April 2014 testing done on the fire pumps. All systems Inspection report for alarm initiating devices were approved. Correction items noted on floors 4-6. Per the report, all devices include replacement of a few missing passed the tests administered. sprinkler head escutcheons and adjustment of select sprinkler head heights. “Indoor Air Quality Evaluation”, AMEC Environment and Infrastructure, October 31, “Fire Alarm Inspection Report”, Simplex- 2014 Grinnell, January 2014 Report of survey done at locations on the 14th floors to test levels of CO2, humidity,
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dust and fungus. Results indicated that all elements tested were within normal/acceptable ranges.
“The Portland Building MEP Assessment Questionnaire”, answered by Ed Newvine, PE – City of Portland OMF Facilities, December 2, 2014
This questionnaire was developed by Interface Engineering to obtain information from building facilities staff about the 1. Spot check of distribution systems at current state of the MEP systems. The form office floors requested information regarding known maintenance issues, occupant complaints, and general systems operations. Responses provided by Ed Newvine generally indicated that systems were up to date on required testing and maintenance. Some issues were noted with inadequate emergency lighting and thermal complaints from occupants in the spring and fall seasons.
Field Assessments 2. Visual Inspection of electrical rooms Field assessments of the building interior were with Facilities escort conducted by two teams – Interface Engineering for MEP systems and FFA for The team was able to review maintenance interior space arrangement and finishes. The records posted near each piece of equipment initial field assessment was conducted by both where available. In addition, the team teams early through mid-December of 2014. performed spot checks throughout the building Conditions were observed during ‘cold wet’ to get a general idea about the condition and weather conditions. configuration of distribution systems. This survey was intended to provide a general MEP Systems Assessment assessment of overall distribution systems. A comprehensive survey of individual elements Interface Engineering was given access to all (e.g.; sprinkler heads, light fixtures, VAV boxes, building MEP equipment rooms. A visual survey etc.) was not performed. The design team was was done of existing equipment with a focus on escorted by City of Portland facilities staff assessing the apparent age and condition of during these surveys and had the opportunity major system components. to ask questions and clarify assumptions in the field.
Building Systems and Interior Assessment 43
Interior Assessment
FFA performed a walk-through to look at existing space arrangements and conditions of finishes. Visual observation was performed at each floor to provide a general overview of typical floor configurations and conditions.
3. Visual Assessment of Restrooms
For areas deemed Historic, FFA documented extents of original building finishes.
FFA and Interface have utilized the background research and field investigations to assess the condition of the Portland Building’s interior environments and systems. This information was used as a guide for the project team to develop recommendations and an estimated construction budget.
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Building Systems and Interior Assessment 45
Report Organization
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Building Systems and Interior Assessment 47
Report Organization
This report is organized into the following three sections: Building Interior Description - Includes description of the arrangement of the buildings major interior elements and general uses.
Condition Assessment – Descriptions of the existing systems, conditions and deficiencies found. Treatment Approaches – Recommendations for treatment of areas and issues identified by the condition assessment and associated cost estimates.
4. The Portland Building 1st Floor Lobby
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Building Systems and Interior Assessment 49
Building Interior Description
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Building Systems and Interior Assessment 51
Building Interior Description exercise room as well as an equipment room. There is also a large conference room located along the south wall.
The interior arrangement of the Portland The upper floors 4-14 are dedicated to office Building is a fairly typical office building scheme uses and house various City of Portland with the lower podium levels housing public bureaus. The distribution of tenants varies with spaces and uses while the upper tower floors some floors housing 2-3 separate tenants and are dedicated to more private office uses. As other floors being dedicated to a single tenant. such, the lower floors have unique There are a few bureaus that occupy two configurations and the upper floor plates are adjacent floors. fairly typical. The 15th floor is leased to Multnomah County The first floor main entry lobby is located at the and houses some court functions as well as east side of the building and has an atrium that some County departments. connects with an open stair to the second floor public spaces. The main lobby leads to a central There is a two story mechanical penthouse on th elevator lobby for access to the upper floors. the 15 floor roof. This penthouse houses Beyond the elevator lobby is a public seating elevator equipment and overruns as well as area that consists of two platforms connected other pieces of mechanical equipment. with stairs. The seating area looks out over the The building has a basement level that is mostly park at the east side of the building. These dedicated to parking, loading and some public spaces are flanked on the north and mechanical/maintenance rooms. Due to site south by tenant spaces geared towards slope, the basement is fully underground at the restaurant/retail uses. west side of the building but only partially The second floor has a public gallery space for submerged at the east. The main entrance to visual arts installations that is open to the first both parking and loading is located on the east floor below. The gallery is surrounded on the side of the building. The basement also houses north and south sides by large mechanical bike storage for building occupants and small rooms and plenum space that utilizes louvered shower/changing rooms. openings at the outside of the building. This The building has an interior central core floor also houses an auditorium and several containing the elevators, restrooms, egress large conference rooms at the east end of the stairs, vertical mechanical shafts, building. electrical/telecom rooms, and tenant break The 3rd floor houses a large data center located rooms. The layout of the core areas is fairly at the west side of the floor. Facilities dispatch consistent for all floors above the basement and locker rooms for maintenance staff are with some variation in the areas surrounding located in the northeast corner. Contained the freight elevator. On floors 1-3 this area is within this suite is a control room for traffic typically used a storage, while on the upper signal control servers. There is an employee floors it is storage and employee break rooms. fitness center on this floor that includes a group
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Building Systems and Interior Assessment 53
Condition Assessment
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Building Systems and Interior Assessment 55
MEP Condition Assessment: replaced with electric actuated valves. Pipe insulation shows signs of wear and is due for Each MEP system was assessed for general replacement. installed condition, performance, remaining life span and code compliance issues. In general, Air Handling Units: the MEP systems have been well maintained There are three main air handling units located and appear to operating adequately, however, on the 2nd Floor that are built up systems. Each in almost all cases, they are original to the unit consists of a supply fan, return fan, heating building and have reached or exceeded their coil, cooling coil, return air damper, outside air expected service life (based on ASHRAE damper, mixing plenum and acoustical lining. standards). For more in-depth information the These units are original to the building. Narrative of Existing Conditions can be found in However, in 2005 the fan motors were replaced Appendix H. The system components were and the units were equipped with variable separated into the following general categories: frequency drives (VFD) on the supply and return Mechanical Systems fans. In 2013, the dampers sets were replaced and pneumatic actuators upgraded to electric. Heating and Cooling Plant: Though the units appear to be in fair condition and are well maintained, much of the The cooling plant consists of two, water-cooled equipment that makes up the air handlers is chillers that are original to the building as well well beyond its expected service life. as six cooling towers installed in 2004. The heating plant consists of one electric boiler that is also original to the building. While the cooling towers are in excellent condition, the chillers and boilers are past their expected service lives and are due for replacement.
Water Distribution and Piping:
The main chilled water and condenser water distribution pumps are located on the 2nd floor. While they are original to the building they appear to have been rebuilt with newer motors. There are also two condenser water pumps associated with the cooling towers that were installed in 2004. While the main pumps appear to be in good condition, they are well past their expected service life.
The chilled and condenser water piping appears to be in good condition with no known leaks or issues. In 2013, the 3-way pneumatic heating 57. Interior view of plenum space and cooling valves for the three fans sets were
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Air Conditioning Units and Heat Pumps: pressure ductwork would not be sealed to the same requirements as medium pressure, it can Throughout the building there are several water be assumed that much of those runs of duct cooled air conditioning units and water source have leaks. heat pumps (WSHP). The heat pumps serve the first floor tenants, while the air conditioning units are usually located in telecom/server rooms. These units are not original to the building: WSHPs were installed between 2000 and 2014 and the original air cooled air conditioning units have all been replaced with the water cooled units currently installed within the last 14 years. These units appear to be well maintained and are in good condition.
Air Distribution and Ductwork:
The building interior is conditioned by a Exhaust Systems: combination of cooling-only variable air volume Restrooms and janitor rooms are exhausted by (VAV) terminal units and fan terminal units central exhaust fans located in the mechanical (FTU) with electric reheat. Many of the terminal penthouse and at the 2nd floor. Some of these units seen in the building appear to be original, rooms are inadequately exhausted. Two of the though new units have been added over the exhaust fans are original to the building and years with tenant remodels, particularly when beyond their expected service life, but are well- the number of units doubled to 460 when floors maintained and are not showing signs of 4-12 were renovated. While the units appear to imminent failure. A third fan, was installed in be in fair condition, most are well past or 2004 when the system was modified. coming to the end of their expected service life. It was also noted that many of the added units Data Center System: were installed without adequate duct inlet straight lengths leading to air flow issues. There is a server room located on the 3rd floor that currently acts as a data center for the The supply air is ducted from the supply fan to Portland Building as well as several other City of ceiling mounted supply diffusers, while return Portland operated buildings. The HVAC system air is located in a plenum above the ceiling tiles serving this room consists of two dedicated 30 then ducted down a vertical shaft. Medium and nominal ton, water-cooled multi-stack chillers low pressure ductwork is sheet metal wrapped located on the 2nd floor. There are two lead/lag with insulation. Branch ducts include flexible inline chiller pumps and two lead/lag inline duct. Most of the distribution ductwork is condenser water pumps dedicated to this original and at its expected service life. Building system. In the Data Center, there are three facilities also noted that in a previous remodel, down-flow chilled water Liebert units and 1 low pressure ductwork was re-purposed as cooling only Liebert unit supplying air to an medium pressure ductwork. Because the low underfloor air distribution system. At the data
Building Systems and Interior Assessment 57
rack there are six in-row, chilled water fan coil Domestic Water: units. The domestic water enters the building in the The Data Center systems were installed in 2008, basement and is distributed through copper with the exception of the cooling-only Liebert piping. This piping is mostly original to the which was installed in 1995, and appear to be in building and appears to be in good condition excellent condition. with no leaks or maintenance issues noted by staff. This piping has approximately 15 years of Controls: expected service life remaining. A double-check The HVAC control systems at the Portland valve located at the service entry point does not Building have been replaced in two major meet current code requirements for backflow phases. In 2005, the original pneumatic prevention. A domestic water booster pump, controls for the heating and cooling plants were located in the basement, ensures adequate removed and Alerton global controllers were water pressure at the upper floors of the installed. The Alerton system also controls building. This booster pump was replaced in lighting, door alarms, fire alarm zone 2010 and is in excellent condition. monitoring and smoke control. Subsequently, in Water Heaters: 2011, the zone level pneumatic controls were removed and replaced with Automated Logic The building utilizes multiple electric water DDC controls, which controls all VAV terminal heaters that provide hot water to restroom units and runs sequences which include: Zone lavatories as well as locker room showers on Setpoint Control, Damper Cooling Control, the 3rd floor. These water heaters have a 50 Staged Electric Heating Control and Floor gallon capacity and there is typically one Isolation Damper Monitoring. The control located to serve every three floors. While some systems seem to be in excellent condition; of these appear to be newer replacements, however, because the two systems are by many of the water heaters appear to be original different manufacturers, there is limited to the building and are past their expected communication between them. service life.
Plumbing Systems Plumbing Fixtures:
Waste and Vent: The building typically has one large restroom for each gender per floor. These restrooms are Waste and vent systems are composed equipped with wall mounted water closets that primarily of cast iron piping which has an have been retrofitted with dual flush valves expected service life of 75-100 years. At this 1.1/1.6 GPF. The urinals are also wall mounted time the waste and vent piping seems to be in and have also typically been retrofitted with excellent condition. newer flush valves, but many of these valves still seem to have a high flush rate. The There are currently two restaurant/café tenants lavatories are integral to a solid surface material located on the first floor that do not have vanity counter and have sensor faucets. There grease interceptors installed to protect the are also locker rooms located next to the third waste system from clogging.
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floor restrooms to serve the exercise facility. fire sprinkler system. The service is pressurized These showers are not original to the building by fire pumps. and have been retrofitted into the space in Fire Pumps: configurations that do not meet ADA clear space requirements. Each office floor also The (2) existing fire pumps are each rated at typically has a stainless steel counter mounted 500 gallons per minute at 115 psi. They are sink located within a common break room horizontal split case, electric motor driven and While it is difficult to determine their exact age, served by individual fire pump controllers. They are tied to emergency power with an automatic it appears that many of the plumbing fixtures are original to the building. The expected transfer switch. Pumps appear to be in good service life for porcelain plumbing fixtures is condition and are fully functional. generally about 90-100 years. Original building fixtures are well within this age and in good condition; some of the valves and faucets are much newer and in good condition also, however, in many cases are not the most efficient models available today. Many of the existing plumbing fixtures are also not currently installed in conformance with ADA requirements.
Storm Water:
The storm water piping is cast iron and has an expected service life of 75-100 years. The piping itself does not appear to be leaking or have other maintenance issues. Facilities representatives have indicated that the roof drains are combined primary and overflow with alarms on the overflow drain. The team could not determine where the notification for these alarms is located. It could not be verified if the 57. Fire Pump room alarms have been maintained or are functioning properly. Standpipe System:
Fire Protection Systems The standpipe system is a Class 1 automatic standpipe system. Standpipes are located in General: each of the two major egress stair towers with 2 ½” hose valves at each floor landing. The The Portland Building is protected throughout standpipe located in the north stair tower is by a combined Class 1 automatic standpipe and also combined with the building fire sprinkler system. The standpipe system appears to be in
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good condition, but is not seismically braced. The existing system originates with two The existing hose valves also encroach onto Portland General Electric (PGE) 480Y/270V, 3 required clearances in the stairwells. Phase, 4 Wire transformers located in a vault under the sidewalk at the Southwest corner of Sprinkler System: the building. These transformer feed two 4000 The basement parking garage and loading dock amp switchboards which are original to the are protected by a dry pipe sprinkler system, building and are located in the Main Electrical while the upper floors are mostly served by a Room. Switchboards of this type typically have wet pipe system. The data room located on the a 30 year service life which depends greatly on 3rd floor is served by a preaction system to help the ambient temperature conditions in the protect equipment from accidental discharge. room in which they are installed. The two 2000 The fire main is routed through the parking amp switches in these switchboards have never garage and is wrapped with heat tape and been services because that would require PGE insulation to prevent the pipe from freezing. cutting the power to the building. They may Each floor is individually controlled by a not be able to be reset once opened and would sprinkler floor control assembly located at the need to be replaced in that event. The landings of the north stair tower and supplied switchboards, while in fair condition, are at the by that standpipe. end of their useful life.
The sprinkler system is overall in good condition. Much of the system including piping and sprinkler heads are original to the building. NFPA standards require that sprinkler heads older than 20 years should be replaced or a representative sample must be tested.
The dry pipe system is also in good condition overall. The system valve appears original and is near the end of its expected service life. The associated air compressor appears to have been recently replaced, but the old compressor is still 58. Basement electrical room sitting in the fire pump room. Because all the power feeding the building in rd While the preaction system in the 3 floor data 480Y/277V, there are transformers located in room provides protection from accidental stacked electrical rooms to step down the discharge, the equipment would still be power where necessary to serve typical office irreparably damaged in the event that the loads. These transformers have an expected sprinkler system is activated. service life of 20 years and several have been replaced. Others are starting to exhibit signs of Electrical Systems age and/or unbalanced loading. In some cases Power Distribution System: the transformers are mounted too close to the supporting wall which restricts ventilation and
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increases the surface temperature of the The elevator switchboard is a 480V, 600 amp equipment. type FDP and was installed in 1981. Although it appears to be in fair condition, its current The Westinghouse motor control centers (MCC) installation does not allow for the required are original to the building and have gradually clearances for maintenance and it is at the end had their function diminished over time as of its expected service life. many of the HVAC units now have variable
frequency drives and no longer need the MCC. MCCs generally have a service life of 30 years, Lighting Systems: but are a type of equipment that is also affected by ambient temperatures. There are several light fixture types utilized in the Portland Building. General office lighting The existing panelboards that are located consists of recessed 1x4 fluorescent luminaires throughout the building vary in age and new with parabolic louvers and return air slots. This panels have been added as required throughout is the most prevalent fixture type. Most of the the life of the building. A panelboard’s life span 1x4 fixtures noted appeared to be original to is also affected by temperature, but can be the building, but have been retrofitted with T8 expected to last 30 years under good lamps and ballasts. In some areas the original conditions. Many of the panelboard circuits fixtures have been updated to 1x4 recessed have been modified over the years but direct/indirect fixtures as part of tenant directory cards do not necessary reflect all improvements. Corridors are typically lit with these changes. recessed can lights, while some of the public spaces on the 1st and 2nd floor have decorative The back-up power distribution system consists pendant fixtures. Typically, these fixtures have of 4 generators located in 3 different locations been retrofitted with compact fluorescent in and on the building. The 350 kW Generator 1 lamps. The lighting is generally controlled with uses diesel fuel and was installed during the occupancy sensors or in-service/maintenance building’s construction to back-up the original rooms with manual switches. A master lighting Life Safety systems. It is no longer in use as it control system provides a “sweep off” that recently had a major equipment component turns off the lights after business hours. failure. It also was determined not to be adequate to support the current Life Safety Based on a small sampling of light levels taken systems and was replaced in 2013 by the 600 during walk-throughs of the building, current kW Generator 4 (also diesel) which is located in light levels appear to be very inconsistent. the basement Some areas have light levels that are well under recommended ranges, while other areas are far Generators 2 and 3 are 300 kW natural gas over. There were areas noted where occupants nd generators were installed on the roof of the 2 or maintenance staff have removed lamps from floor in 2009. They are wired in parallel and light fixtures or added a film over the light tubes serve the Data Center’s Power Panel, which in to reduce light levels. turn serves the AC units and related pumps. They have had few usage hours and are in good Based on a report prepared by Solarc condition. Architecture and Engineering, Inc., dated
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January 9, 2012, it appears there are areas that Smoke detectors are located in most common have inadequate emergency lighting within the areas and in areas where required by code. The egress paths. Some of this is likely due to existing detectors are a mix of photoelectric and localized remodeling over the years where the ionization types. Many of these devices were egress path changed but the emergency lighting replaced in modernization projects undertaken was not modified to reflect this. This report in 2000 and 2009, however, some of the devices does not address exit signage, which is an appear to be older. Smoke and heat detectors important component of an adequate egress are located in the elevator penthouse and lighting system. During the review/walk-thru of connections to the elevator controllers appear the building, it was noted that there are many to be in compliance with current code. Manual illuminated exit sign throughout the building, pull stations are located at the entrances to the however, since some of the egress paths are exit stairs. missing egress lighting, it is likely that these areas are also missing adequate exit signage. The devices appear overall to be in good condition, however, older devices not part of Fire Alarm Systems the modernization projects are due for replacement. Command Center/ Control Panels: Emergency Voice Alarm Communication Fire command center functions are currently Systems: located at the existing security desk which is Alarm notification occurs via an Emergency open to the lobby at the first floor. The fire Voice Alarm Communication System (EVACS) alarm control panel is a Simplex addressable integral to the alarm system. Speakers are used panel that operates the firefighter phone for audible notification and strobes are used for system, has a paging microphone for voice visual notification. Strobes are located transmission and a variety of control switches throughout the building as required by code, for operations such as smoke however, many of these devices are not located control/pressurization. The fire alarm panel within the height limitations of both ADA and appears to have been replaced in 2000 and is in NFPA 72. Audible notification speakers are good condition, however it is approaching the located throughout the building, however, end of its expected service life. It is also a based on visual evaluation, there may not be model that is no longer manufactured. Smoke adequate coverage to achieve audibility in some control panel appears to be original to the conference rooms, private offices, restrooms, building and is also due for replacement. etc. that are not in close proximity to speakers. Current code requires high rise buildings to have a fire command center located inside a 1 Firefighter Communication Systems: hour fire rated enclosure. The current configuration has command center functions The firefighter communication system consists located at an open desk and does not meet this of phone jacks located at each floor within the code. stair wells and a main phone at the fire alarm control panel. Fire Alarm Initiating Devices:
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The existing phone system appears to be There is a large data center located on the west operational, however, is approaching the end of side of the 3rd floor. Based on conversations its expected service life. There is currently no with BTS and Facilities representatives, it system for enhancing emergency responder appears that there are some servers located in radio coverage. Radio coverage is required for this room that not only serve the Portland all new buildings or when an existing firefighter Building, but other City of Portland facilities as phone system is replaced. well. This room has a raised floor, dedicated cooling, preaction sprinkler system and is Preaction Sprinkler Control System: served by two back-up generators, but was not The 3rd floor Data Center preaction sprinkler originally designed to function as a secure data system has a separate control panel also center. located in the data center. This control panel is Starting at 3rd floor, each individual floor has no longer manufactured and is approaching the two telecom rooms. These rooms stack all the end of its expected service life. There is way up the building with a small room located currently no “early detection” type of system near the south stair tower and a larger room located in the data center to provide additional located near the freight elevator. Based on warning of potential hazards. conversations with a Bureau of Technology Technology Systems Services representative the larger rooms are typically where horizontal cabling terminates General: and where network switchgear is located while the smaller rooms are used mainly as pathway This study includes an assessment of technology for backbone cabling. The rooms observed system backbone components and their were quite warm and did not have any cooling associated rooms/enclosures. Assessment of systems provided. servers and associated computer equipment was not within the scope of this study. Pathways: Interior Condition The building currently has EMT conduit that Assessment runs through the basement parking garage to a central telecom room. From there a few conduits provide risers through sleeves to the Interior Layout and Finishes floors above. The Portland Building currently houses multiple Telecom and Equipment Rooms: City of Portland bureaus. These bureaus function as tenants in the building and as such The main telecom room in the basement is each bureau occupies their own office suite. currently partitioned off from an adjacent The building also houses non-City related storage room with a plywood partition that tenants (restaurant, retail, child care) in the stops approximately 2 ft. below the ceiling. ground floor retail spaces. Both service provider cables and City of Portland fiber loop connects in this room. General Finishes:
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In general the finishes vary throughout the vehicles. The basement also houses bike building from being older and quite worn to storage for building occupants. The bike racks being fairly modern (perhaps 3-4 years old) and are wall mounted and line areas of the in good condition. There are select areas where perimeter between vehicle parking spaces and original building finishes are present in the wall. There are two small shower/changing historically significant areas. rooms that include restroom fixtures as well as lockers. Most of the existing finishes to not meet the City’s current standards for sustainability.
On almost all of the floors, the ceiling tiles show an especially high amount of wear from frequent removal of tiles for maintenance access, pulling new wiring, etc.
Basement:
The building has a basement level that is mostly dedicated to parking, loading and some mechanical/maintenance rooms. Due to site 59. Basement bike and vehicle parking slope, the basement is fully underground at the west side of the building but only partially submerged at the east. The main entrance to Per the observations made by the MEP team, both parking and loading is located on the east the main electrical room is small and has some side of the building. The main building exiting issues. Similar issues were noted for the electrical room is located in the southwest Main Point Of Entry (MPOE) room for telecom corner of the building and is adjacent to an services. The existing generator room is underground transformer vault owned by PGE. adequate for the current generator The current transformer vault is only accessed configuration, however, would not through a sidewalk door. There is a pump room accommodate an additional generator for non- at the northwest corner that has pumps for the emergency back-up. sprinkler system and domestic water. A The existing shower rooms only offer one generator room is located at the northeast shower enclosure with two heads and the corner. The southeast corner houses a small layout does not allow for privacy in the office space occupied by the Water Bureau. shower/changing area from the restroom door. The core of the basement is occupied by Given the amount of bike parking, the number elevator pits and various maintenance/storage of showers appears to be inadequate. rooms. Vehicle parking is distributed around the perimeter walls as well as around the core. First Floor: These spaces appear to be almost entirely dedicated to City of Portland owned fleet
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The first floor main entry lobby is located at the retractable arms. Five (5) wheelchair seating east side of the building and has an atrium that areas are required for this area, but only one is connects with an open stair to the second floor provided and the size is inadequate. The doors public spaces. The main lobby leads to a central exiting the auditorium also do not provide elevator lobby for access to the upper floors. adequate clear area for ADA or code exiting. Beyond the elevator lobby is a public seating nd area that consists of two platforms connected The 2 floor conference rooms mainly have with stairs. The seating area looks out over the minor issues related to mounting heights of park at the east side of the building. These outlets and switches. public spaces are flanked on the north and See “Historically Significant Interior Spaces and south by tenant spaces geared towards Features” section below for assessment of restaurant/retail uses. There are issues on this existing 2nd floor gallery and lobby spaces. floor related to exit clearances at the egress stairs and corridors on the north and south side Third Floor: of the building. The individual exit doors at The 3rd floor houses a large data center located these locations are also inadequate in width per at the west side of the floor. Facilities dispatch code. Currently, building emergency systems and locker rooms for maintenance staff are controls are located behind the open security located in the northeast corner. There is an desk. Current code requires these items to be employee fitness center on this floor that located in an enclosed Fire Command Center. includes a group exercise room as well as an Much of the finishes in the 1st floor public equipment room. There is also a large spaces are historically significant. See conference room located along the south wall. “Historically Significant Interior Spaces and Features” section below for assessment of The 3rd floor has very small windows (1’-8” x 1’- st existing 1 floor lobby and seating spaces. 8”) and is best suited to unoccupied or transient uses. Many of the uses already located on this Second Floor: floor are well suited to this (data center, fitness The second floor houses a public gallery space center, conference rooms, etc.) for visual arts installations that is open to the The data center currently is equipped with first floor below. The gallery is surrounded on raised access flooring, dedicated mechanical the north and south sides by large mechanical equipment and emergency power. The traffic rooms and plenum space that utilizes louvered signal server room is located at the other side of openings at the outside of the building. This the building in a room that is within the floor also houses an auditorium and several facilities maintenance (BIBS) suite. It is unclear large conference rooms at the east end of the if this room is served by dedicated systems or building. has emergency back-up power. The auditorium currently has several ADA issues The fitness center group exercise room has related to seating configuration and access to been recently remodeled and features bamboo the raised stage area. The ramp to access the flooring. The exercise equipment rooms appear stage is too steep and does not have a handrail. to be retrofit into existing spaces. The resulting No accessible aisle seats are available with
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arrangement is odd with treadmills located in a elevator lobbies or department reception areas small narrow room and a pull-up bar installed in which makes these areas feel isolated. the doorway that access that space.
61. Typical elevator lobby 60. Exercise equipment rooms The current typical office floor layouts consist of The current locker/changing rooms for the an “H” pattern with private offices, conference fitness center only provide two showers per rooms, etc. concentrated around the gender and require users to access them elevator/stair core. Conference rooms and through the restrooms. private offices usually have opaque walls and/or blinds that prevent visibility into these areas. Conference rooms on this floor appear to have been fairly recently remodeled. Employee break rooms are typically located in the building core area adjacent to the freight With exception of the conference and fitness elevator. These rooms are completely interior rooms, finishes on this floor are worn and ready to the floor plate and have no visual connection for replacement. with the outside or the rest of the office space. Typical Office Floors (4-15):
The typical office floors consist of the core areas (e.g. elevator lobbies, stairs, restrooms, etc.) and tenant office spaces. The building core areas are relatively standardized from floor to floor in terms of layout and finishes. The tenant areas, however, have been updated in a much more piecemeal fashion at the discretion of the individual bureau tenants.
The individual floors are usually separated from the elevator lobbies by a pair of doors located 57. Typical employee break room at the east and west sides of the lobby. There is typically no view to the outside from the
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The open office areas are typically populated with high-walled cubicles. Circulation paths are typically narrow and sometimes circuitous. In some cases, especially at the building corners, the cubicle layout contains dead end pathways and other obstructions such as file cabinets that could impede emergency exiting.
Cubicles are large by current standards with the average cubicle size being 8’ x 8’ or larger. Frequently, cubicles are located tight to the exterior wall. The high walls of the cubicles 57. High walled cubicles at the outer partially block already small window openings. perimeter of the floor This arrangement also makes it difficult to access the cords and wands that control the Many of the floors are utilizing demountable window blinds. partitions, however, it does not appear that the same partition system is being utilized everywhere. The main benefit of demountable partitions is that they are easily modified and
that parts are interchangeable. Using multiple systems negates many of these benefits as the different systems do not necessarily have compatible parts.
57. Private offices at the interior of the floor with cubicles at the outer perimeter
Typically, cubicles are placed in the open office 57. Demountable partition system areas with no attempt to create working groups or pods. The result is large, repetitive expanses of cubicles that do not give any sense of “place” for employees and their work groups. Because there are no rooms that break up the open office, sound travels easily through these areas.
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The Portland Building is individually listed on the National Register of Historic Places under Criterion C for its architecture and Criterion Consideration G for resources under 50 years old. The Period of Significance is 1982 – 1985 (date of completion to installation of Portlandia statue). Major exterior alterations to designated resources in the City of Portland are subject to review by the Portland Historic Landmarks Commission as are alterations to designated interiors. 57. Different demountable partition system
The 15th floor is currently leased to Multnomah County. The spaces on this floor are completely unique in terms of layout and finishes. This floor is currently occupied mostly with private offices and some large conference/training type rooms. The county uses some of these for court proceedings. The 15th floor steps in about 8’ and thus has a slightly smaller floor plate than the floors below. It also has very large window openings as well as access to the 14th floor roof 58. Atrium at 1st Floor lobby area. The building core area is identical to the floors below. Most of the Portland Building interior spaces were not designed by Michael Graves. The Interior Core areas office space interiors were originally designed The floors above the basement have a central by Zimmer Gunsul Frasca Partnership (ZGF) and core area that includes the passenger elevators, did not have a strong relation to the exterior elevator lobby, egress stairs, restrooms, freight architecture. These spaces have been elevator, HVAC shafts, electrical/telecom constantly reconfigured and remodeled over rooms, janitor’s closets and on the upper floors the years and are not referenced as significant employee break rooms. These core areas have in the building nomination to the National issues with accessibility in the stair and Register of Historic Places. restrooms. The existing telecom and electrical rooms are also undersized for the current equipment loads.
Historically Significant Interior Spaces and Features:
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57. 1st Floor elevator lobby 57. 2nd Floor Visual Arts Gallery
The 1st and 2nd floor public spaces were These spaces have maintained the original black originally designed by Michael Graves and were terrazzo floor and a wainscot of the same teal intended to be a continuation of the exterior and red 9” x 9” ceramic tile that is present on design language. The most prominent and the exterior of the building. In addition there is intact of these spaces would be the 1st floor an oversized metal bullnose chair rail that lobby and 2nd floor art gallery. Based on review appears throughout these spaces that is of the original construction drawings as original. compared to current conditions, it appears that fairly minor alterations have occurred in these areas over time, but they are largely intact. The main entry doors open into a vestibule that then leads to a lobby that is open to the second floor above. The first floor lobby has been reconfigured slightly to accommodate entries into the two adjacent tenant spaces from the interior. A large security desk was also added at some point and some wall finishes were modified to accommodate various control panels for fire alarm, security systems, etc. The 57. 2nd Floor lobby with tile wainscot second floor houses the Visual Arts Gallery and is open to the first floor lobby below. This area Beyond the elevator lobbies on the first and appears to be in the same configuration as it second floor there are additional public areas was originally designed. that contain elements of the original design, but have been more heavily altered. On the first floor, there is a public seating area that is built in two tiers with stairs and a railing. The seating area itself mostly resembles the original design, but the demising walls of adjacent tenant spaces appear to have been modified. The east
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wall of this space that abuts the elevator lobby does have a unique stenciled design painted onto the surface above the tile. This is not called out in the drawings, but appears to be original to the building.
57. 2nd Floor Auditorium
While there have been modifications of the first and second floor areas, they still retain many original finishes and features that would be
considered significant. 57. Wall stencil at 1st Floor public seating Accessibility: area As a local government facility, the Portland On the second floor, there is an auditorium. It appears to have been heavily remodeled and Building is subject to the requirements of Title II reconfigured in 1995, however, there are of the Americans with Disabilities Act (ADA). elements that were salvaged from the original Title II prohibits discrimination on the basis of disability in all services, programs, and activities construction and reinstalled in a new configuration; most notably, wood grilles above provided to the public by State and local the wainscot that have an “X” pattern present governments. in other elements of the building such as the In 2014, the City of Portland had a facility metal railings at the loggia. The public area evaluation done for the Portland Building that outside of the auditorium has also been identified various architectural barriers for reconfigured, but still maintains the original people with disabilities and made suggestions terrazzo floor, tile wainscot and metal bullnose. as to how those barriers could be removed. As described in the accessibility section below, The design team used this evaluation to assess the metal bullnose pieces do not meet current floor layouts and make recommendations for ADA standards as they protrude from the wall a reconfiguration of various areas. greater distance than what is allowed. The City The building currently has a number of ADA may want to explore removal or alteration of deficiencies throughout which are generally these pieces as they are a potential hazard to summarized below. For the comprehensive list people who are visually impaired. of deficiencies, refer to the Portland Building Facility Evaluation. (Available from the City of Portland by request)
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Aluminum Bullnose Chair Rail: The aluminum Restrooms: Currently only the restrooms on bullnose pieces located above the ceramic tile floors 1 and 2 have accessible stalls. The wainscot in the 1st and 2nd floor public areas do restrooms located on floors 3-15 only have not meet current ADA standards. These pieces ambulatory stalls. The current stall protrude 5 ½” from the wall at a height of 46- configurations and fixture locations on these 48” above the floor. Code required protrusions floors would not allow for the addition of an greater than 4” to be mounted below 27” or ADA compliant stall without reconfiguration of above 80”. While these aluminum pieces are all of the partitions. Restrooms on all levels original to the building, the City may want to have multiple issues with locations of fixtures explore removal or alteration of these pieces as and accessories. Sanitary napkin and tissue they are a potential hazard to people who are dispensers and hand dryers typically protrude visually impaired. more than the allowable distance from the wall. The mirrors are typically mounted too high. The Door Hardware: The facility evaluation notes toilet and urinal fixtures are typically located multiple issues with door hardware usually too far from the wall and in some cases are too related to operating effort being more than the high. Accessories are frequently installed above 5lbs of force required by code. There are also acceptable mounting height. Most of the upper locations where round knobs are still present level restrooms do not have adequate space for instead of lever handles. the 60” turning radius required. The issues Signage: The building has a widespread issue related to clearances and plumbing fixture with inadequate signs, signs in the wrong locations would be impractical or not cost locations and signs not including tactile/braille effective to correct without a full descriptions. reconfiguration of the restroom layout.
Controls and Outlets: Items such as light switches and electrical outlets are frequently out of the acceptable mounting range of 15-48” above the finished floor.
Fire Alarm Strobes and Notification Devices: The evaluation cites multiple areas throughout the building in which fire alarm notification devices are missing or mounted at incorrect heights.
Areas of Refuge: The evaluation cites multiple 57. Typical restroom areas where areas of refuge are not properly identified. It should be noted that the current Egress Stairs: Currently the egress stairs have OSSC no longer requires areas of refuge in multiple ADA and OSSC compliance issues with buildings that are equipped with fully automatic stair width, handrail continuity, riser height and fire sprinkler systems. depth/slope of the treads. While the handrails could be modified fairly easily, correcting the
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stair width or tread slope would necessitate There are several issues with these stairs that replacement of the stairs. (See Egress Stair make them out of compliance with current section below for further info) accessibility and building codes.
Elevators: The existing handrails are not continuous from There are currently six passenger cars that serve run to run and do not provide required the 1st through 15th floors and one service car extensions. Risers range in height up to 7 ¾” that serves Basement through 15th floor. which is in excess of the code maximum of 7”. Additionally, there is one passenger car that Treads are typically 10 ½” deep which is short of serves Basement through 1st floor for access to the code minimum of 11”. The typical width is the parking garage. The actual elevator cabs, about 43” which is short of the code minimum hoistways, and much of the related mechanics of 44”. The treads of these stairs are also noted are original to the building. All of the elevators as typically exceeding the 2% maximum for underwent a modernization project that was slope by up to 1%. completed in 2013 and per building maintenance records appear to be in good There is also a standpipe system in each of the working condition. The ADA transition plan main egress stairs with a valve at each floor does note that there are some locations where landing that protrudes an average of 7” from the gap between the car floor and hall floor the wall at a height of about 70” above the exceeds the 1 ¼” maximum. landing. This is in excess of the 4” allowed for protrusions at this height. Depending on the structural scheme selected, the seismic upgrade work could have Per Chapter 34 of the 2014 Oregon Structural substantial impact on the elevators. In the Specialty Code (OSSC 3404.1 Exception 1) “An “core” scheme (described later in this report) existing stairway shall not be required to the six passenger elevators would be comply with the requirements of Section 1009 surrounded by a new core of concrete shear where the existing space and construction does walls. The logistics of re-using the existing not allow a reduction in pitch or slope”. passenger elevators after this construction However, given the potential project scope and occurs would need to be further evaluated to the City’s commitment to removing accessibility confirm if it is feasible or cost effective. The barriers, it may be desirable to replace these new shear walls in the core scheme will stairs in order to satisfy both current OSSC and necessitate relocation of the existing freight ADA requirements. It should also be noted that elevator and shaft. However, based on the age if the authority having jurisdiction deems that of this elevator, replacement will likely be more the existing stair deficiencies represent a practical. dangerous condition, replacement may be required. Egress Stairs:
There are two main exit stair towers that Ground Floor Loggia: extend from 1st through 15th floor. These stairs There is currently a deep loggia at the ground are metal with cast in place concrete treads. floor that occurs at the west side and wraps
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These stairs also exceed the 2% maximum for slope at treads. The associated handrails to not have required extensions and are too far from the adjacent wall. Because the loggia is so deep, it is quite dark even during daylight hours. As visible in the image below, the building lights under the loggia are on at all times even during daylight hours. The City has also noted that this space is not well utilized by the public or building occupants and creates opportunities for vagrancy and potential security issues.
57. Exterior view of south loggia
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areas in which the spandrel is in front of an Daylighting Assessment interior furring wall. Per the existing drawings and structural model, it appears feasible to
remove these areas of furring wall and The current Portland Building window openings replacing the spandrel glass with vision glazing. are relatively small and provide limited access See full daylighting analysis and report included to views and daylight for building occupants. as Appendix M for additional information. The building is primarily a concrete structure Building surveys conducted both as part of the with punched window openings however, the current report and in 2012 showed that even center of each façade contains larger areas of though the windows are small and heavily curtain wall glazing. Currently this glazing has tinted, the south and east facades experience discreet areas of transparent vision glazing with times of day and seasons where glare is an the remainder being opaque spandrel glazing. issue.
Almost all windows throughout the building have horizontal blinds. These blinds are awkward to operate and many of them are broken. Most occupants commented that they do not adjust their window blinds so they remain either open or closed all the time. On floors where cubicles were adjacent to the perimeter walls, occupants often indicated that they did not feel comfortable entering someone else’s work area to adjust the blinds.
57. Typical interior configuration of windows at the curtain wall locations.
With the existing window configuration, the Portland Building has a Useful Daylight Illuminance (UDI) factor of 18%. This means that only 18% of the floor plate receives useful daylight for more than 50% of occupied hours. While some areas of spandrel glazing are in front of concrete structure, there are several
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Structural Assessment
The structural assessment was performed as part of the original 2013 study and involved three main parts that included physical investigation and testing, numerical analysis, and development of a conceptual rehabilitation scheme. A computer analysis of the existing structure was then performed to determine an element’s acceptability when compared to applied code requirements. Once the deficiencies were identified, several rehabilitation schemes were discussed with the City and the design team. The pros and cons of each scheme were weighed against each other, and the final chosen upgrade scheme was decided upon.
The full structural analysis is included in the study titled “The Portland Building: Exterior Envelope Restoration Structure Improvements” (March 2013)
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Treatment Recommendations
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Mechanical, Electrical and Plumbing (MEP) Systems Treatment
Recommendations
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MEP Treatment was a need for tower fans with large motors to compensate for the restricted availability of Recommendations supply air.
A Treatment Recommendation Matrix for the The two existing centrifugal chillers are due for MEP and low-voltage systems has been a complete rebuild and have their control developed and is included in the report. It has panels replaced. Because the efficiency of three categories of repair options. these chillers is substantially lower than that of modern chillers, it is not worth the cost to Option A – Required: update controls or continue maintenance. Repairs and/or replacement that is necessary Heating is provided by two sources at the now to correct current deficiencies, i.e. Portland building. The first is a 450kW Brasch equipment is at the end of its life or is not electric boiler, which provides heat used to functioning properly. preheat incoming outside air at the three main Option B – Recommended: air handling units as well as provide heat to water source heat pumps throughout the lower Best recommended long term solution for the floors of the building. The second is occupant building, i.e. equipment that would be provided zone level heating provided by electric heating if the building were newly designed. These are coils located in fan terminal units along the also described in the following pages. perimeter zones of the building. Heating with Option C Improvements: electricity is expensive compared to natural gas. Recommendation: Upgrades that can be incorporated in addition to or in lieu of Option B with the intent of Replace the six forced-draft, closed circuit further improving the quality of the interior coolers with three variable speed, induced environment and/or providing additional draft, counter-flow, 270 nominal ton, open sustainability benefits. cooling towers. Locate all of the new cooling towers on the roof. The following additional MEP systems recommendations noted in this equipment is associated with this report are of a conceptual nature and must be recommendation: further designed and coordinated once equipment sizes are established to ensure • Two fully redundant plate and frame minimal impact on the historic building exterior. heat exchangers • Mechanical Systems Two fully redundant, lead/lag cooling tower pumps Heating and Cooling Plant: • Tow fully redundant, lead/lag, condenser water loop pumps Although the cooling towers are relatively new • Cooling tower water chemical and in good condition, they are less efficient treatment system forced-draft, closed circuit fluid coolers. This type was originally selected to suit the interior Replace the chillers with two high-efficiency, location of four of the six towers where there variable speed, 320 nominal ton, water-cooled,
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centrifugal chillers and a smaller chiller sized for accommodate the greater distance between shoulder loads. Ideally, these would be located equipment. in the mechanical penthouse where they would take advantage of the close proximity of the While the condensing and chilled water piping is in good shape, with the relocation of the cooling towers thereby reducing the size of the chilled water piping riser, the condenser water cooling towers and air handling units to the roof piping riser and the pumping power for both will require a new configuration for the piping chilled and condenser water. It would also free systems. nd up leasable space on the 2 floor. However, The relocation of the boiler plant to the space constraints in the penthouse may require mechanical penthouse will require new nd them to be re-installed in the current 2 floor hydronic heating water piping, as well. location. Recommendation: Provide structural steel equipment supports designed to span from beam to beam at the In addition the new cooling tower and heating roof level for the cooling towers and chillers. water pumps, replace existing pumps with: See the Roof Plan in Appendix K for proposed • Chilled Water Pumps: Provide two base- layout. mounted, horizontal split-case, variable Replace the boiler with two 6,000 MBH speed, lead/lag, primary-only pumps. (1760kW) high-efficiency, condensing, • Condenser Water Pumps: Provide two modulating, natural gas boilers located in the base-mounted, horizontal split-case, rooftop penthouse. A boiler plant of this size variable speed, lead/lag pumps. would be the sole source of heat for the building. The following additional equipment is Chilled water pumps are recommended to be nd associated with this recommendation: located in near the chillers on the 2 floor, the rest of the pumps would be best located in the • Two fully redundant lead/lag heating mechanical penthouse. water pumps Replace the condensing water piping and re- • Plate and frame heat exchanger route new piping to the roof. The riser will • Complete heater water piping system need to be sized adequately in order to connect to distribute heating water to zones the chillers on the 2nd floor to the cooling around the building towers on the roof. Water Distribution and Piping Systems: Replace the chilled water piping and re-route The existing constant speed condenser and new piping to the roof to serve the air handling chilled water pumps are sized to accommodate unit cooling coils. the current arrangement of the major HVAC Install new insulated, hydronic heating water equipment, with cooling towers primarily on piping throughout the building to connect the the 2nd floor along with air handling units and penthouse boiler plant to the zone level heating chillers. When the equipment is moved further coils. apart the pumps will have to be sized larger to
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Air Handling Units: The existing air conditioning units and water- source heat pumps (WSHP) provide cooling to The three existing main air handling units are the first floor tenants and some cooling to nd located on the 2 floor where they occupy a telecom closets located on each floor, although great deal of space. AHU-01 and AHU-02 serve they are generally determined to be inadequate the entire building with the exception of the for the latter function. lower floors. AHU-03 serves the lower floors. Recommendation: Recommendation: Demolish the existing water-cooled air Replace AHU-01 and AHU-02 with a single, 100 conditioning unit and provide redundant water- percent outside-air handling unit located on the cooled air conditioning units to serve a new, roof. It will be a custom, heat-recovery VAV air dedicated MDF room and at each new handling unit equipped with total enthalpy centralized telecom room to provide proper wheel and direct-drive, variable frequency drive temperatures to improve functionality of the (VFD), and fan arrays for both supply and relief telecom equipment. air. This air handler will serve a chilled beam system that will allow the total air flow capacity The WSHPs that serve the first floor are of the air handler to be much smaller than the recommended to be removed during original AHU system and will result in a smaller construction and protected until they can be footprint. reinstalled with the rest of the HVAC systems.
Replace AHU-03 in place with a custom, VAV air Air Distribution and Ductwork handling unit equipped with direct-drive, VFD, and fan arrays for both supply and return. This The existing AHUs serve cooling-only, variable air volume (VAV) terminal units. Perimeter AHU would continue to utilize the same shafts and outdoor air/relief louvers at the second spaces are both heated and cooled by fan- powered, VAV terminal units with electric floor that the existing AHU-03 uses. resistance reheat. Both AHUs will be equipped with chilled water Recommendation: cooling coils. AHU-01/02 will be equipped with heating water heating coils. AHU-03 will have For AHU-03, replace existing terminal units with condenser water heating coils which will allow DDC terminal units and provide fan terminal for waste heat from the Data Center to be units. Because modern computers and office reclaimed for preheating outside air. equipment produce less heat than their Provide structural steel equipment supports predecessors, it is recommended all terminal designed to span from beam to beam at the units be equipped with hydronic reheat coils, roof level for AHU-01 and AHU-02. See the not just perimeter zones. Roof Plan in Appendix K for proposed layout. For AHU-01/02, replace VAV units with active Air Conditioning Units and Heat Pumps: chilled beam (ceiling mounted) and baseboard radiant heating terminal units. The primary air will be 100% outdoor air and regulated at the
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Active chilled beams fit within suspended ceiling systems and can also be installed in spaces with no ceilings. They can be zoned Smoke Control: together to serve defined spaces and can be designed to work with demountable walls, such The Portland Building currently employs a as those preferred by the City of Portland, “sandwich” smoke control system in which the provided care is taken to ensure they are not fire floor is exhausted and the floors above and damaged during installation or demounting of below are positively pressurized. This method is those wall systems. no longer required by code provided certain criteria are met, such as quick response fire This approach reduces the total installed fan sprinkler heads. horsepower, allows AHU-01/02 to be moved to the roof and reduces the total airflow and Recommendation: energy use of the building. It is recommended that the current smoke Existing duct risers serving AHU-03 can likely be control system be eliminated and stair and reused provided it is sealed and its insulation elevator pressurization fans be used instead. replaced. Replace horizontal ductwork to allow Quick-response fire sprinkler heads are being for reconfiguration terminal unit zones. recommended in the Fire Protection section of these recommendations. Replace the majority ductwork associated with AHU-01 and AHU-02. Portions of the risers may Controls: be salvageable if resealed and reinsulated. The existing controls system combines two Replace horizontal ductwork to allow for separate DDC systems. The first, Alerton, reconfiguration terminal unit zones. controls the central plant systems and the Exhaust Systems: second, Automated Logic, controls the zone level systems, such as VAV terminal units. The two existing exhaust fans are located in the Because the systems are completely separate mechanical penthouse. These fans are not large there is only limited communication between enough to handle expanding the system to them. correct the areas that are currently under served, such as the break rooms and locker Recommendation: rooms. Replace the two existing systems with a single, Recommendation: integrated DDC system that would be compliant with all energy code required sequences, be Replace existing exhaust fans with new direct- capable of providing sub-metering for each drive fans and provide VFD for balancing. The tenant and be capable of web-based access. This will allow for greater communication
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between the central plant and the zones and needs of the original building and its layout. will make it easier for the staff to monitor and Extensive remodeling of the floors would lead control the entire HVAC system. to a great deal of modification of the existing 30 year old system. The booster pump, which Data Center: provides the pressure required to lift the water The Data Center HVAC systems (dedicated to the top floor and provide adequate water chillers, chiller pumps, condenser water pumps, pressure at the fixtures, does not require any DX units and chilled water fan coil units) are replacement or upgrading if it remains at the excellent condition and no upgrades are basement level. recommended. All existing equipment should Recommendation: be removed during construction to protect them and reinstalled when the new MEP Re-use existing domestic water service. Replace systems are installed. the water meter if the remodel exceeds the programming of the existing meter. If it does not, the meter may be re-used. Replace piping Plumbing Systems with new Schedule 10 roll groove pipe and fittings for 2” or larger mains and PEX A pipe for Waste and Vent: smaller branches. Provide submeters connected to Building Automation System (BAS) The waste and vent system is in generally good at branches serving retail tenant spaces. It is condition, but it currently designed to meet the recommended that the booster pump remain at needs of the original building and its layout. the basement level. Extensive remodeling of the floors would lead to a great deal of modification of the existing 30 Water Heaters: year old system. There are no grease traps at The existing hot water system is supplied by retail/restaurant spaces. multiple electric water heaters located Recommendation: throughout the building. They primarily serve the locker room showers on the 3rd floor and Re-use existing sanitary sewer connections. lavatories/sinks throughout the building. Replace the waste piping with new cast iron no- hub drainage stacks and branch piping. Replace Recommendation: the sanitary piping with solvent weld ABS piping Replace the water heaters with a frame and and fittings for vent stack and branch piping. plate heat exchanger fed from the HVAC boiler Provide City of Portland-approved FOG (fats, to serve all floors through a piping loop. This oils and grease) grease interceptors and will be more efficient on floor space, energy and restaurant spaces. water use. For retail tenants, provide electric tank hot water heaters. Domestic Water: Plumbing Fixtures: The domestic water system is in generally good condition, but it currently designed to meet the
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The plumbing fixtures are assumed to be connection to a more extensive natural gas original to the building, but have been system. retrofitted with more modern flush valves and Recommendation: faucets over time. While the porcelain and solid surface has a very long life span, the Provide a connection to the existing natural gas fixtures may need to be relocated to system and extend piping to new gas-fired accommodate the renovation and/or comply boilers at mechanical penthouse. Provide a new with current ADA requirements. gas meter if the existing is inadequate for the Recommendation: additional load. Fire Protection Systems Replace the water closets with new fixtures that have low flow dual flush meters (1.1/1.6 gpf). Fire Pumps and Fire Protection Backflow Replace the urinals with waterless urinals. Preventer: Replace with lavatories and provide faucets with infrared sensors and 0.5 gallons per Existing fire pumps that pressurize the water in minute (gpm) aerators. Replace shower the fire protection system have been tested enclosures and replace shower valves with regularly and are in good working order. The pressure balanced, integral check valves at 1.5 backflow preventer is relatively new and could gpm flow. last for another 30 years if maintained properly. There are no recommendations for upgrading Storm Water: or replacing these pumps.
The existing system is well configured for the Standpipe System: current building layout, but alarms at the overflow drains may not be functioning Although the standpipes are in good working properly and need to be able to be monitored. condition, they are not seismically anchored and their location at the landings of the stairs Recommendation: impinge on the width of the egress path.
Replace existing primary system (main roof Recommendation: drains and drainage stack) with new cast iron no-hub drainage stacks and branch piping. Seismically brace the existing standpipes. Replace storm drain overflow system with Relocate the standpipe and hose valve if stair solvent weld ABS pipe and fittings and connect enclosure is modified as part of the project. to primary system. Provide new flow sensors in Sprinkler System: overflow system and connect sensors to BAS to alarm if flow is detected. The sprinkler system consists of the fire mains Natural Gas System: that run through the parking garage, the fire sprinkler piping and fast-response type sprinkler The current natural gas system serves the two heads. The fire mains are protected from natural gas generators only. Other freezing in the unheated space by the use of recommendations in this report will require heat tracing wire and insulation, both of which
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have relatively short service lives compared to as the primary system to extinguish a fire and the life of the piping. The sprinkler piping uses the preaction system would act as emergency a corrosion monitoring system which monitors back-up that would activate only in the event of and treats corrosion in the piping system. The a failure of the clean agent system. fire sprinkler heads are predominantly original Electrical Systems to the building. NFPA 25 requires that fast- response type heads in use for 20 years be Electrical Metering: tested and then retested every 10 years or replaced. The City of Portland has requested and would benefit from a greater ability to meter the Recommendation: building’s electrical usage on a tenant-by-tenant Replace the heat tracing wire at the fire mains basis as well as overall building usage. This along with the power supply, controllers and information can be used to more accurately insulation. If the renovation of the building assess power usage fees and to determine does not require reconfiguration of existing where inefficiencies in the system are and how piping, it may remain. However, to address those concerns. The existing system reconfiguration where it occurs will require new is original to the building and is at the end of its piping. Replace the existing sprinkler heads useful life. with new quick-response type. Recommendation: Dry System: Replace the existing Utility meters with new The dry sprinkler system is installed in the meters that include information on power basement. It is original to the building but has a consumption as well as quality (real, reactive new air compressor, though the original air power, etc.). compressor seems to be partially connected to Install power metering at each 480-volt and the system. 277-volt panel. Metering will be via current Recommendation: sensors at each circuit breaker. They will report volts, amps, power and energy readings for all Replace the dry valve as its seals become brittle branch circuits and panels. Install similar meters over time. Disconnect the old air compressor to monitor large mechanical loads that are part from the system and remove it from the riser of the central HVAC plant. These meters will be room. networked via a building LAN system and will have sufficient memory to record information Data Center: every 15 minutes for up to a week in the event The data center uses a preaction system that the building LAN fails. Information available was recently (within the last 10 years) installed. from the meters will be gathered on software configured for minimum criteria including: Recommendation: • Power quality information Add a clean agent system that is safer for • Energy consumption by floor level electronics. The clean agent system would act
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• Indicator of tenant usage falling above provision of 208Y/120V switchgear, the need or below the median power for transformers inside the building is greatly consumption for occupied levels. reduced, thus reducing cooling requirement, transformer energy losses and saves space. Power Distribution System: Demolish the Motor Control Centers, as the The electrical distribution system is made up of mechanical systems will be supplied with the PGE transformers located under the variable frequency controllers and MCCs will sidewalk, distribution switchboards, not be necessary. transformers, motor control centers (MCC), panel boards, emergency generators and the Replace panelboards with both 480Y/277V and elevator switchboard. Many of these pieces of 208Y/120V panelboards equipped with load equipment are original to the building and are, metering for balanced loading, determining in some cases, considered obsolete due to each tenant’s usage and for compliance with technological advancements made in the last 30 measurement and verification requirements of years. LEED.
Replace Generator 1 with a 600kW diesel generator to match Generator 4 and parallel Recommendation: the two generators to utilize their maximum Replace one of the two 480Y/277V PGE capacities. Generator 1 would serve as the transformers with a 208Y/120V transformer. back-up for plug and other office loads. These generators would communicate with the PMCS Replace the two main distribution switchboards mentioned above in order to provide the excess with new switchgear in 480Y/277V, 3 Phase, 4 power to the non-life safety loads as available. Wire and 208Y/120V, 3 Phase, 4 Wire. This will Locate the new generator next to the Generator allow the circuit breakers to be controlled with 4 in the basement. a Power Management Control System (PMCS) and, in conjunction with the generators, provide Incorporate Generators 2 and 3 as back-up for power to systems which are not normally loads other than the Data Center. The Data backed-up when there is available generator Center would receive first priority, but if capacity. This will allow the majority of capacity is available, the other assigned loads functions to continue during a utility power would receive emergency power through the outage. The switchgear are larger than PMCS. switchboards and would require the Replace the elevator switchboard with a enlargement of the Main Electrical Room. The switchboard that will provide improved 480Y/277V system will serve major mechanical selective coordination and integral safeguards loads, lighting loads and life safety loads. The per the Oregon Elevator Code. Locate the new 208Y/120V system will serve plug loads and switchboard where it will comply with the small mechanical loads throughout the building. National Electrical Code’s (NEC) requirements Provide premium high-efficiency type for clearance. transformers, where needed. With the Data Center:
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The Data Center electrical system was upgraded Recommendation: in 2002 and has provisions for future 150 amp and 225 amp breakers for a future 80kW plus Generally, for lights within the system, with the exception of the stair lighting, addressable one other Power Distribution Unit (PDU). ballasts/drivers should be provided to allow Recommendation: greater control of the lighting system and replaced with LED luminaires. Where automatic Install a redundant (A+B) power system with light controls are allowed by code, install ceiling redundant Uninterrupted Power Supplies (UPS) or wall mounted occupancy sensors and and PDUs. A redundant UPS would be available daylighting sensors in daylight zones. These to provide power to the Data Center for the 10- strategies will increase user comfort levels and 15 seconds between the power outage and the energy savings with their individual generator start should the first UPS fail ensuring controllability and ability to self-regulate based continuity for the Mission Critical systems on occupancy or daylight. supported at the Data Center. At Open Office Areas and Enclosed Offices replace the existing luminaires with ceiling Lighting Systems: mounted or pendant luminaires with integral daylight sensors. Lighting is to be powered by a Light fixtures in this building utilize older lamp common circuit and controlled by a Category 6 technologies that while considered efficient UTP cable which will tie to a management when the building was built have been control unit which is in turn tied to a designated outstripped by modern LED fixtures that use computer and allows personal lighting control significantly less energy and last significantly from each user’s computer. longer. Control systems have also greatly improved and allow control by individuals over At the core areas, replace existing luminaires their personal workspaces and allow more with ceiling mounted luminaires with either efficient, remote on/off control saving greater integral or separate occupancy sensors as energy. appropriate.
Egress lighting has been affected by various At Lobby, utilize the Lighting Control System to remodel projects over the years which have left control the existing luminaires. some of the egress paths without egress lights, At the Auditorium replace existing luminaires or with egress light levels lower than what is with ceiling mounted luminaires. Install required by the NFPA. Some lights are not controls at the main doors and at the podium. currently in operation, perhaps disconnected, Install ceiling mounted occupancy sensors to due to failed lamps or ballasts, or controls turn off lights when the room is unoccupied. failure. The Loggia on the ground level is part of the egress path, but does not have any of the At the stairwells replace existing luminaires luminaires connected to the life safety system. with bi-level luminaires that operate at both In some areas, the area egress lights are located normal and standby egress light levels. outside the path of egress. Occupancy sensors in these areas will be high-
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March 2015 frequency, extremely sensitive ultra-sonic type Firefighting Phone System, has a paging and will change the light level accordingly. microphone for voice transmission and a variety of controls and switches for operation such as At basement/Parking Garage, replace existing smoke purge and/or pressurization of the lighting with new luminaires fitted with floors, elevator controls, HVAC shutdown occupancy sensors designed for parking controls and generator controls. It is nearing garages. the end of its expected service life.
At exterior lighting, replace fluorescent ballasts Recommendation: with LED drivers, where possible. Control luminaires with photo cells and the lighting Replace the existing control panel with an control system. addressable one manufactured by Simplex or another manufacturer. It should have an At mechanical and electrical spaces, only wall integral emergency voice alarm communication switches will be used to control lighting as system (EVACS) and be listed for smoke control. required by the Oregon Electrical Specialty Because other existing systems are by Simplex, Code. it would ease the transition during a phased Install a digital/addressable lighting control construction if the new panel were by the same system with switches, daylight sensors and manufacturer. The addressable system should occupancy sensors that are wireless. Integrate provide point identification of all fire alarm the system with the building’s access control initiating devices which will allow responders to system to activate certain lights after hours determine the exact location of an activated when someone enters the building and de- device. activates them when the alarm system is set at Relocate the new command center from the the end of the day. open security desk area to a one hour fire rated New luminaires will be provided at egress paths enclosure as required by code. This will ensure to meet the egress lighting requirement and will firefighters have a safe, secure location in which be circuited to life safety circuits backed-up by to monitor and control firefighting operations. Generator 4. UL924 relays will be installed so Initiating Devices: the lighting control system can control the egress lights when they are off in the event of Initiating devices include manual pull stations, normal utility power loss. smoke detectors and sprinkler monitoring devices. The existing system is over- served by initiating devices in some areas and Fire Alarm Systems underserved in others and by devices of varying age. Warranty issues will likely affect how the Fire Control Panel / Fire Command Center: system is addressed for upgrades in the future as to replace some devices and not others will The existing fire control panel is located at the result in different warranties for similar open security desk near the first floor entrance. equipment which could be difficult to track. It was replaced in 2000 and is an addressable panel manufactured by Simplex. It operates the Recommendation:
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Replace existing initiating devices in the areas and would be required to be replaced with the that require them, such as child care, paths of fire alarm system panel upgrade as it is integral egress and other areas where they would be to the current fire alarm system. considered beneficial by the owner. Eliminate Recommendation: existing devices that are installed in areas that do not require them, or are beyond the Remove the existing communication system required quantity for the space served, in order including the outlets located in elevator lobbies to lessen maintenance and testing costs. and stairwells.
Replace existing manual fire alarm boxes with Replace the existing phones with a distributed new at all entrances. antenna system (DAS) located throughout the Emergency Voice Alarm Communication building to provide Emergency Responder Radio System (EVACS) Coverage. Pre-action Sprinkler Control System As noted above in the Fire Command Center section, the EVACS will be part of the new This system serves the Data Center is in place to command center/control panel as the system is prevent the destruction of electronic data currently configured. It is currently in good equipment by accidental leaks in overhead condition, however warranty issues could make sprinkler piping systems. The system works in retaining the existing system difficult when two steps: an initiating device sends a signal to other parts of the system are replaced. the system to operate a valve that lets water Visual notification devices, strobes, are located flow into the system. Second, individual heads throughout the building, but all do not activate to allow water to flow through. The current system works well and is relatively necessarily meet code height requirements. newly installed, however the control panel is Recommendation: obsolete and associated appliances and devices are at the end of their service life. Replace the existing EVACS, including amplifiers and speakers. Provide notification capabilities Recommendation: to meet both code-required sound pressure Replace the control and detection system with a levels and intelligibility criteria. new system including a preaction control panel, Replace strobes with new devices installed per smoke detection, components used to monitor NFPA 72 and ADA in common use and public the status of the sprinkler system and for areas. operating fire sprinkler control valve.
Firefighter Communication System Replace existing spot detection devices with an air sampling smoke detection system which can The fire fighter communication system allows provide a much earlier warning in the event of a firefighters at the fire command center to fire. The new system would subsequently communicate with other fire fighters at perform similarly to how it currently operates. locations throughout the building. The system currently installed works well, but it is archaic Technology Systems
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Pathways: Provide the MDF on the 3rd floor with its own dedicated space with cooling and power that is The existing pathways serve the current not shared with any other facility. Locate the configuration of the building and they are new space in line with the stacked telecom appropriate for this configuration. However, rooms on the floors above. major reconfiguration of the building layout may result in the need to modify those Enlarge the telecom room on the 2nd floor to fit pathways to suit. all the required equipment with clearances for maintenance. Provide the security equipment Recommendation : currently in this room with its own dedicated Maintain the pathways in place for the majority space. Provide dedicated, adequate cooling. of the building. Where telecom rooms are to be Consolidate and stack telecom rooms on the centralized on the office floors, provide new floors above 2. Provide a centralized room pathways as necessary to consolidate to the large enough to suit the equipment and new location. maintenance clearances and work areas.
Provide or repair firestopping as appropriate at Data Center: floor penetrations and rated wall penetrations. The Data Center is relatively up to date and no Telecom and Equipment Rooms: recommendations are made to upgrade the The existing system of telecom and equipment space. rooms has developed over time as space was needed to add systems or equipment. As a result there are several individual rooms Telecom Backbone and Horizontal Cabling: throughout the building that are too small, inefficiently located and/or share their space As with rest of the telecommunications system, with unassociated uses. Current technology the cabling has been installed over time and has best practices recommends dedicated telecom, varying category types. security and server rooms that have the Recommendations: appropriate access control, cooling (see Mechanical section for recommendations) and Replace the backbone cabling with current fiber space requirements. types and terminations.
Recommendation: Replace horizontal cabling and voice and data cabling with a current installation of category 6 Replace the partial wall that separates the cabling to the data outlets. Terminate cabling MPOE from the storage room with a wall of on rack mounted patch panels in the telecom typical construction that extends to the ceiling. rooms. Provide a dedicated door to the space. Consolidate and terminate incoming cabling for Security Systems: ease of maintenance. The existing access control and intrusion detection system the same system used in
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other City of Portland buildings and agencies. It is proprietary and there is only one vendor in the region. As a result, it can be difficult to get timely support when there is a problem.
The CCTV system consists of both analog and IP cameras. Its equipment is housed in different rooms on the 3rd floor.
Recommendations:
Replace older access control and intrusion detection system components with newer versions and provide the security system with a dedicated space.
Update the CCTV system with new, current cameras and consolidate into a single location and system.
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THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. MECHANICAL
COOLING PLANT
Closed Circuit Cooling • (4) 150 nominal-ton fluid coolers. No action required. • Demolish existing closed circuit cooling towers. Provide recommendations from Option B, but Towers • (2) 100 nominal-ton fluid coolers. • Provide (3) open/ direct, induced draft, counter-flow increase capacity of existing cooling tower plant and • Installation date: 2005. cooling towers with VFDs. create district cooling plant for the Portland Building, >22 years/ ASHRAE • Assessment: Fluid coolers are in excellent (Approx. Dimensions: 10’Wx10’Lx15’H City Hall, and Multnomah County Courthouse. condition. Approx. Weight: 9,000 pounds/ each) • Provide (2) heat exchangers to isolate the open/ direct cooling towers from closed, condenser water system. • Locate cooling towers on roof and heat exchanger in mechanical penthouse.
Chillers • (2) 320 nominal-ton, water-cooled, Demolish and replace existing chillers with Centrifugal Demolish and replace existing chillers with Centrifugal VFD Provide recommendations from Option B, but centrifugal chillers. Constant Speed Chillers. Provide additional chiller sized for High Efficiency Chillers. Provide additional chiller sized for increase capacity of existing chiller plant and create >25 years/ ASHRAE • Installation date: 1982. In 2005 they were shoulder season part loads and to accommodate cooling a shoulder season part loads and to accommodate cooling a district cooling plant for the Portland Building, City converted to R-123 refrigerant. single floor at time during off hours. single floor at time during off hours. Hall, and Multnomah County Courthouse. • According to the servicing technician, the (NPLV = 0.504 kW/ton) (NPLV = 0.346 kw/ton) chillers are due for a teardown/ rebuild. (Approximate Dimensions: 15’Lx10’Wx10’H • The manufacturer’s records indicate an Approximate Weight: 30,000 pounds/ each) efficiency of 0.7625 kW/Ton at full load. Estimated part load efficiency of 0.7 kW/ Ton NPLV AHRI. • Assessment: Chillers are due for replacement.
HEATING PLANT Electric Boiler • 450 kW electric boiler. Demo existing boiler and replace with comparably sized, high- • Demolish existing boiler and replace with high efficiency Provide recommendations from Option B, but • Installation date: 1982 efficiency natural gas boiler. natural gas boiler sized to maintain the condenser water increase capacity of boiler plant to create district 15 years/ ASHRAE • Assessment: Boiler is due for replacement. loop and provide hydronic heat at perimeter zones. heating plant for the Portland Building, City Hall, and • Provide heat exchanger to isolate heating water loop Multnomah County Courthouse. from condenser water loop. • Locate boilers and heat exchangers in mechanical penthouse.
Interface Engineering, Inc. Page 1 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. WATER DISTRIBUTION AND PIPING SYSTEMS
Pumps • (3) base-mounted chilled water pumps. No action required. • Demolish and replace two existing condenser water and • (2) base-mounted condenser water pumps. two existing chilled water pumps. Locate pumps at 20 years/ ASHRAE • Installation date: 1982. Motors appear to rooftop penthouse. have been rebuilt/ replaced. • Provide two new cooling tower water pumps at rooftop • Assessment: Pumps are due for replacement. penthouse. • (2) Inline condenser water pumps. • Provide two new heating water pumps at rooftop • (2) Inline chilled water pumps. penthouse. • Installation date: 2008. • Assessment: Pumps are in excellent condition. • (2) base-mounted condenser water pumps. • Installation date: 2005. • Assessment: Pumps are in excellent condition. Piping • Pipes are original to the building. Demo and replace existing pipe insulation. • Upon relocation of cooling towers to roof, demolish all
• No known leaks in system condenser water piping. Replace riser with pipe sized for ~50 years • Some insulation is missing or damaged. full condenser water system flow. • • 3-way valves were updated to electric Provide new, insulated, chilled water piping from the L2 actuated valves in 2013. mechanical room to the roof to serve new air handling unit. • Assessment: Piping appears to be in good • condition. Insulation is due for replacement. Provide new, insulated, hydronic heating water piping throughout building to connect the penthouse boiler plant to the zone level heating coils below. AIR DISTRIBUTION SYSTEMS Air Handling Units • Three built-up air handlers, each consisting of Replace acoustic lining within built-up air handler. • Demolish existing air handlers. supply fan, return fan, coils, and dampers. Inspect inside of coil tubes for scaling. Replace if significant • Replace AHU-03 at current location on Level 2 with 20 years/ ASHRAE • Installation date: 1982. scaling has occurred. custom, VAV AHU equipped with direct-drive, VFD, fan- • Assessment: Air handlers are due for arrays for both supply and return. replacement. • Consolidate AHU-01 and AHU-02 to single unit and relocate to roof. Provide custom, VAV, 100% OSA AHU with total enthalpy wheel heat-recovery and direct-drive, VFD, fan-arrays for both supply and relief air. (Approximate dimensions: 35’Lx25’Wx 15’H Approximate weight: 45,000 pounds)
Interface Engineering, Inc. Page 2 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. Exhaust Fans • There are central exhaust fans located in the • Replace existing fans with new direct drive fans, where Same as Option A. mechanical penthouse and on level 2. applicable, and provide VFD for balancing fans. Extend 25 years/ ASHRAE • Installation date: 1982 exhaust connection to break rooms at service elevator core. • There are break room areas without exhaust • Rebalance exhaust system to ASHRAE recommended and locker rooms with inadequate exhaust. airflows for restrooms, janitor closets, locker rooms, copy • Assessment: The exhaust fans appear to be in rooms, and kitchenettes. fair condition, but system modifications are required.
Ductwork • The original low pressure ductwork has been • Demolish and replace all medium pressure duct branches Demolish and replace all ductwork and insulation. repurposed for use as medium pressure and low pressure ductwork. ~25 years ductwork. • Reseal existing medium pressure duct mains. • Ductwork was not installed using industry • Reinsulate all existing ductwork. recommended practices. • Much of the ductwork is not insulated. • Assessment: All branch ductwork is due for replacement. Duct mains require repairs.
Diffusers • The diffusers generally appear to be original Demolish and replace all diffusers. Provide return grilles with Replace diffusers with active chilled beams for cooling and to the building. lined acoustical boots. provide baseboard heaters at perimeter for heating. 27 years/ ASHRAE • Most are in need of cleaning. Provide return grilles with lined acoustical boots. • Assessment: Diffusers are not worth reusing when ceilings are replaced.
Terminal Units • Original 1982 terminal units and fan powered • Demolish and replace all terminal units and fan terminal • Demolish all terminal units and fan terminal units.
terminal units are still in service. units with similar terminal units and fan terminal units with • AHU-03: Replace with DDC terminal units and fan 20 years/ ASHRAE • Additional terminal units and fan powered electric reheat. terminal units. • Reinstall with recommended inlet/ outlet conditions. terminal units were added in 1997. Many of • AHU-01 and -02: Replace with DDC terminal units to these units were not installed with adequate provide zone air flow control at active chilled beams. duct inlet conditions. • Terminal unit controls were updated to DDC in 2011. • Assessment: Terminal units are in need of repair
Interface Engineering, Inc. Page 3 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. Dedicated Air • The original units have all been replaced. The Demolish the all telecom exhaust fans and replace with water • Telecom is recommending that the MDF room, currently Conditioning Units oldest of the units was installed around 2000; cooled air conditioning units for each telecom room. sharing space with the Data Center on floor 3, be the newest was installed in 2014. relocated to a dedicated space of its own. This room will >24 years/ ASHRAE • Assessment: Air conditioning units appear to require redundant, water cooled air conditioning fan coil be in good condition. units. • On Levels 2 and above, Telecom is recommending the telecom rooms be centralized into one room per floor. The existing water cooled air conditioning units in the existing rooms should be demolished and new water cooled air conditioning fan coil units should be provided in the centralized telecom rooms. • The MPOE, on the parking garage level, requires redundant, water cooled air conditioning fan coil units.
Water Source Heat • The first floor tenants are served by water No action required. Remove water source heat pumps during remodel Pumps source heat pump fan coil units. construction to protect units and reinstall during HVAC
• The units appear to be fairly new. system installation. >24 years/ ASHRAE • Assessment: Water source heat pumps appear to be in good condition.
Smoke Control The Portland Building currently employs a No action required. The “sandwich” smoke control method is no longer System “sandwich” smoke control system in which the required, provided certain criteria are met. Provide stair fire floor is exhausted and the floors above and and elevator pressurization fans and eliminate the current below are positively pressurized. smoke control system. CONTROLS
Control Systems • Alerton DDC controls for central plant and • Replace controls systems with a single, integrated DDC Same as Option A. other building functions, installed in 2005. system. 15 years/ ASHRAE • Automated Logic DDC controls for terminal • Provide individual electrical and BTU sub-metering for each units and zone level control, installed in 2011. tenant space. • Limited communication between control systems. • Assessment: Controls systems appear to be working properly.
Interface Engineering, Inc. Page 4 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design.
DATA CENTER
Data Center • (3) dedicated 30 ton, water-cooled, No action required. Same as Option A. Multistack chillers.
• (2) lead/lag inline chiller pumps; (2) lead/ lag inline condenser water pumps. • (2) 20 ton (1) 5 ton combination chilled- water/ DX-cooling down-flow Liebert units. • (6) In-row, chilled water fan coil units. • Installation date: 2008 • (1) 15 ton DX cooling only Liebert unit. • Installation date: 1995 • Assessment: Data room systems appear to be in excellent condition. PLUMBING
PIPING Domestic Cold Water Assessment: Domestic cold water piping No action required. • Replace all cold water copper piping mains with new Piping - Copper system has been well maintained and in good Schedule 10 roll grooved pipe and fittings. condition. • Change branch lines to cross-linked Type A polyethylene ~50 years PEX tubing. Domestic Hot Water Assessment: Domestic Hot Water piping No action required. • Replace all hot water copper piping mains with new Piping - Copper system has been well maintained and in good copper pipe. condition. • Change branch lines to cross-linked Type A polyethylene ~50 years PEX tubing. Storm Piping - Assessment: Storm water piping in excellent No action required. • Provide alarms on all overflow drain piping. Cast Iron condition. • Tie the alarms into the building automated system. • Replace with new cast iron no-hub pipe and fittings. ~75 to a 90 years Waste and Vent Assessment: Generally, waste and vent piping Replace leaking sanitary main in the garage. • Replace with new cast iron no-hub pipe and fittings. Piping - Cast Iron in excellent condition. However, sanitary main • Utilize solvent weld ABS pipe and fittings for sanitary vent is leaking. system. ~75 to 90 years Gas Piping - Assessment: Gas piping in excellent condition. Connect to existing system and extend to new boiler. • Connect to existing system and extend to new boilers at Threaded Black Steel penthouse. • Add new meter if necessary due to increased load. ~30-50 years Interface Engineering, Inc. Page 5 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. EQUIPMENT Domestic Cold Water • Domestic cold triplex booster was installed No action required. Booster Pump 2010 • Assessment: Booster pump is in excellent condition. ~ 25 years Electric Water Electric water heaters are reaching the end of Replace all core electric waters that are more than 8 years old • Remove existing core water heaters Heaters their useful life and will need to be replaced with new 50 gallon water heaters and reconnect. • Add a frame and plate heat exchanger system in the roof soon. penthouse fed by the heating plant boilers. • Provide a hot water loop for the core restrooms/locker ~10 to 20 years room/ break rooms. Grease Traps Not installed on waste system. Install Grease Traps in all commercial tenant spaces producing • Provide water and gas sub-meters in each commercial grease, to comply with current code. tenant spaces. ~ 50 years Rain Water Provide rain water harvesting system in the garage level Harvesting System and have a 10,000-15,000 gallon cistern, and provide 300 gallon treated storage tank and connect to a new duplex booster skid, Route non-potable water up though the building to all water closets and urinals. FIXTURES Water Closets • Water Closet flush valves have been updated No action required. Replace all with new low flow water closets Dual flush (porcelain) with dual flush valves 1.6/ 1.1 GPF. 1.6/1.1 gpf. ~80 years • Assessment: Porcelain appears to be in good working condition. Flush Valves ~20 years
Urinals • Some Urinals have changed out to newer No action required. Install waterless urinals. (porcelain) flush valves and flow 1 GPF. ~80years • Assessment: Porcelain appears to be in good condition. Flush Valves • Some Urinals have been replaced with newer ~20 years low flow urinals 1.0 GPF. Assessment: Porcelain appears to be in good condition. Lavatory • Oval bowls No action required. • Provide new oval bowls. ~ 80 years • Faucets: Sensor type. • Faucets: Provide low flow sensor type. • Assessment: Both the faucets and bowls appear to be good condition.
Interface Engineering, Inc. Page 6 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. Shower valves Shower valves: flow 2.5 gpm. Replace shower heads with a lower flowing shower head. Install new shower valves and provide 1.5 gpm shower Assessment: Appears to be in good condition. head. ~ 60 years Emergency eyewash Are portable type No action required. • Hard connect hot and cold water. station Assessment: Appears to be in good condition. • Provide new mixing valve at each station.
~ 80 years Roof / Overflow Assessment: Roof / overflow drains are in Clean and replace any broken grates. Same as Option A. Drains excellent condition.
~ 80 years Backflow assembly Existing backflow appears to be in good If existing backflow is moved or modified in any way it will Install new assembly to meet current code. condition. need to brought up to current code. ~90 years Below grade Fuel oil Existing fuel oil tank, The City assessment • The city is expecting to start to decommission the existing Same as Option A. Tank Report indicates that the tank is not leaking below grade tank. and is good condition. • Install a new above grade fuel oil tank late this spring 2015. ~50 years FIRE PROTECTION
Fire Pumps Fire pumps appear to be in good working No action required. Same as Option A. order. 50 years Fire Protection Appears to have been installed within the last 5 No action required. Same as Option A. Backflow years.
30 years Heat Tracing For Installed heat trace system appears to be in Heat trace equipment and associated insulation will need to Same as Option A. Parking Level Fire good working order be replaced in 15 to 20 years. Mains
30 years Fire Sprinkler Piping Fire sprinkler piping appears to be in good No action required. Sprinkler piping to be revised or added to as needed to condition. meet needs of remodeled spaces. 50 years Fire Sprinkler Heads Sprinkler heads in the majority of the spaces Quick response sprinkler heads that are 20 years old are Replace existing sprinkler heads with new sprinkler heads are 30 years old. In areas that have been required to be tested to determine if they are still working in areas where the building is being remodeled. remodeled, sprinkler heads appear to be properly. A sample population as determined by the approximately 5 years old. requirements of NFPA 25 need to be sent to a test lab. Where 1 sprinkler head fails the testing, all sprinkler heads in that 30 years sample shall be replaced.
Interface Engineering, Inc. Page 7 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. Preaction System Preaction system appears to be of recent No action required. Add clean agent system to protect servers with an Valves At Data installation (within the last 10 years). Valves extinguishing agent that is safer for electronics. Center appear to be in good condition. See fire alarm section for information pertaining to detection 30 years and control panels.
Dry System In Dry system valve is 30 years old. Air Replace dry valve and trim with new. Dry valve seals can Same as Option A. Basement compressor for dry valve is new. become worn out over time. Remove old air compressor that has been disconnected but is still sitting in riser room.
30 years for gaskets/ 50 years for valves Standpipe System Standpipe system appears to be in good Add seismic bracing where required by code to standpipe Same as Option A. Correct ADA issues with standpipe during remodel of conditions but lacks sufficient bracing and also system. stairs. Relocate standpipe and hose valves to a protrudes into required ADA existing space location that meets ADA requirements.
50 years
Interface Engineering, Inc. Page 8 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. ELECTRICAL
UTILITY METERING 30 years / • There appears to be a common totalizing The meter centers are at end of life. Replace meter centers • Replace Utility Metering for the two main services with a Manufacturer meter for the two 4000 amp services. with new matching existing, but rated for the available fault utility Totalizing Meter. • There is a utility meter center adjacent to the current. • Utilize metering for tenants that would be built into the building’s main electrical switchboards. Each new distribution system. of the First Floor tenants have their own Utility meter as well as a few of the of the office tenants on upper floors. • Although life expectancy for meter centers has to do extensively with ambient temperature and current temperature rise, generally, manufacturers design their equipment to have a bus bar insulation material life of 30 years.
ELECTRICAL SERVICE AND DISTRIBUTION
Main Service • Two 480Y/277 Volt, 4000 Amp Westinghouse • Based on electrical contractor comments from past testing, • Replace main switchboards with switchgear rated for the Switchboards Switchboards, installed in 1981. the main Pringle Mill type bolted pressure switches are available fault current. One Switchgear at 480/277V, the
• Although life expectancy for switchboards failing. Replace with new bolted pressure switches. second at 208Y/120V. Switchgear will have controllable 30 years/ has to do extensively with ambient • The Switchboards are at end of life. Replace switchboards circuit breakers to allow for the removal of the multiple Manufacturer temperature and current temperature rise, with new matching existing, but rated for the available fault transfer switches that currently exist. A Power generally, manufacturers design their current. Management Control System (PMCS) will control the equipment to have a bus bar insulation breakers during a Utility Power outage to allow for loads material life of 30 years. to be placed on generator back-up depending on the generator capacity and amount of energy needed as prioritized by the life safety systems, Data Center, and Interface Engineering, Inc. Page 9 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. • The 2000 amp switches in the two other building loads. The PMCS will monitor loads switchboards have never been serviced (this applied to the generators and the add or shed loads as would require the Utility Company to cut necessary to utilize the full capacity of the generators. service to the building in order to do service • PGE to replace one of the existing transformers with a maintenance to them). These type of transformer with 208Y/120V, 3 phase, 4 wire secondary. switches potentially cannot be reset once • Install surge protective devices in all Switchgear. they open and would likely need • Replace bus risers with new, one at 480/277V, the other replacement. at 208/120V. Main Electrical Room The doors to the Main Electric Room swing Revise door swing and add panic hardware. Enlarge room to suit new equipment space requirements inward and do not meet current code and provide new door and panic hardware. requirements. Motor Control • MCC 1 and MCC 2: 480Y/277 Volt The Motor Control Centers are at end of life. Since, over With replacement of the majority of HVAC equipment, Centers Westinghouse Motor Control Centers, several localized remodels throughout the years, many of the there is no longer a need for Motor Control Centers as the installed in 1981. existing HVAC units now have VFD’s, allowing most of the new HVAC systems will be packaged and have integral • Although life expectancy for Motor Control motor control center starters to serve only as over-current starters or variable frequency drives. Centers has to do extensively with ambient protection. The motor control centers should be replaced temperature and current temperature rise, with small switchboards and localized starters where they are generally, manufacturers design their still needed. equipment to have a bus bar insulation 30 years/ material life of 30 years. Manufacturer • MCC 3: 480 Volt, 600 Amp Eaton Series 2100. Elevator Switchboard • 480 Volt, 600 Amp Westinghouse type FDP • The Switchboard is at end of life. Replace switchboard with With the replacement/upgrade of the elevators, replace Switchboard, installed in 1981. new matching existing, but rated for the available fault elevator switchboard and wiring.
• Although life expectancy for switchboards current.
has to do extensively with ambient • The replacement Switchboard will need to be installed at an
temperature and current temperature rise, alternate location as the current location does not meet
generally, manufacturers design their code required working clearances. 30 years/ equipment to have a bus bar insulation Manufacturer material life of 30 years. Transformers • Several of the existing Transformers produce • Run through trouble-shooting issues recommended by the Remove all transformers except those related to life safety an excessive “hum” or are emitting excessive transformer manufacturer to determine cause excessive equipment and replace with a 208V bus riser to feed heat. Even though several have been hum or heat on applicable transformers. Make adjustments 120/208 volt loads. Since the life safety systems will not be replaced, this conditions still exists. Since the as needed to comply with manufacturer’s installation fed from the 208V system, replace the existing life safety transformer surface temperatures recorded instructions. transformers with new.
do not exceed general manufacture’s • Relocate transformers so they comply with manufacturer
recommendations, it is likely the loads are required ventilation clearances.
not balanced between phases or, on some of • Relocate Eighth Floor transformer to another room where it the older transformers, high harmonics, or can maintain code required clearances. laminations are beginning to break down.
• In some cases, the transformers are mounted
closer than 6-inches from the transformer to 20 years/ANSI C57.96 the wall behind it. This condition restricts Interface Engineering, Inc. Page 10 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. needed ventilation and may be the cause for the high temperatures. • The transformer on the Eighth Floor has approximately 30” working clearance and somewhat impedes access to the room. Panelboards • Panelboards vary as far as age; newer • Based on manufacturers design life, some of the • Install all new Panelboards throughout balance loads on panelboards have been added as needed. Panelboards are at end of life. Replace original 1981 each as needed to comply with code criteria.
• Although life expectancy for panelboards has Panelboards with new matching existing, but rated for the • Install surge protective devices in all Panelboards.
to do extensively with ambient temperature available fault current.
and current temperature rise, generally, • Update all Panelboard directory cards.
manufacturers design their equipment to • Check loads on all Panelboards to insure none are have a bus bar insulation material life of 30 overloaded. Redistribute loads as necessary. years.
• Panelboard circuits have been modified over 30 years/ the years, loads revised, some added. The Manufacturer directory cards do not reflect all of these changes. BACK-UP POWER DISTRIBUTION SYSTEM
Generator 1 Located on Third Floor in the Boiler Room, Although Generator 1 is older and currently not in use, since it Replace Generator 1 with a larger unit to match Generator • Install multiple generators with a common size in Marathon 502FDR8048GG-M282W 350 KW has a low amount of hours used, it has recently had major 4 and add Paralleling Switchgear connected via the PMCS an N+1 configuration. Total generator capacity Diesel fired. Not in use. Installed in 1981, has engine component failure that requires extensive repair. that is discussed in the Switchboard section, so that all of sized for the entire building load.
246 hours recorded. It has recently had major Recommend replacement since additional backup power is the generator capacity can be utilized during a utility • Install a permanent load bank for generator
engine component failure. desired to keep additional systems operating during power power outage. testing. outages. A better location for the new generator is
10,000 to 30,000 recommended since the existing location conditions make it hours, depending on difficult to service as well as required clearances are not maintenance/ adequate. A new generator would have a larger capacity and Manufacturer would be physically larger. Generator 2 Located on Roof of Second Floor, Generac 300 No action required. Same as Option A. KW Natural Gas fired. Serves Computer Room. 5,000 to 10,000 Wired in parallel with Generator 3. Generator hours, depending on 2 is in good condition. maintenance/ Manufacturer Generator 3 Located on Roof of Second Floor, Generac 300 No action required. Same as Option A. KW Natural Gas fired. Serves Computer Room. 5,000 to 10,000 Wired in parallel with Generator 2. Generator hours, depending on 3 is in good condition. maintenance/ Manufacturer
Interface Engineering, Inc. Page 11 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. Generator 4 Located in the Basement, Kohler 600RE0ZVB, No action required. Refer to Generator 1 discussion above for paralleling 600 KW Diesel fired. Serves the Life Safety Generator 4 with Generator 1. System which, in addition to life safety lighting, includes the fire pump, smoke fans, stair pressurization fans, exhaust fans, elevators, 10,000 to 30,000 garage exhaust fans, and the rooftop closed hours, depending on circuit cooler system. Generator 4 was maintenance/ installed approximately 1/2-years ago and is in Manufacturer good condition. DC LOOP DC Loop None exists. Install a 12V Direct Current Loop to serve typical office, lighting and HVAC equipment loads. DATA CENTER Power System The Data Center electrical system was No action required. Install a redundant power system (A+B) with redundant Install a common point grounding system (MESH-BN) upgraded and reconfigured in 2002. There is a UPS’s and PDU’s since this Data Center is Mission Critical. in the Data Center for all associated equipment provision of a 150 amp breaker for a future 80 In the event utility power is lost and the existing UPS fails, frames, racks, cabinets, etc. KW Power Distribution Unit (PDU) and a 225 the redundant UPS would be ready to provide back-up amp space for an additional future PDU. There power in the 10 to 15 seconds of downtime between utility is also a provision for a future 300 KW natural power outage an generator start. gas generator if the Data Center back-up power needs were to grow. Battery System From a visual perspective, the battery system • Recommend AC/DC load testing to determine battery life, Same as Option A. appears well maintained. runtime availability, and integrity of the UPS equipment and DC power equipment including the Marconi/Lorain (now Emerson Network Power) DC rectifier. Marconi/Lorain equipment is still being supported/serviced; their products are no longer in production. LIGHTING
Lamps: 20,000 to • Lighting throughout appears to be mostly • A number of lamps are not operating. These need to have Replace lighting throughout with LED source luminaires. Replace existing windows with larger windows to 30,000 Hrs./ recessed fluorescent linear and compact lamps replaced or corrections made to make them take better advantage of daylight contribution. Manufacturer fluorescent as well as retro-fit compact operational.
fluorescent and a few retro-fit LED lamps. • It is unknown who the manufacturer of the is, however, Fluorescent Ballasts: • A few of the linear fluorescent lamps have Fluorolite Plastics, who makes a similar product does not 50,000 Hrs./ gradient sleeves, that when rotated, can appear to have a UL listing for the product. The sleeves Manufacturer reduce light by 35 percent up to 60 percent. need to be removed. If the individuals working in areas This solution for adjusting the light level does where these are in use need a lower light level, the two not save energy; it merely reduced the light lamp luminaires should be replaced with single output of the lamps. lamp/ballast’s or dimmable ballasts and dimmer switches should be installed.
Interface Engineering, Inc. Page 12 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design.
LIGHTING CONTROLS
Electro-Mechanical • Lighting for the Basement, First Floor, and • Remove Basement, First and Second Floors from the HVAC • Install a new lighting control system that allows various For energy saving control of general workstation Relays: 900,000 Second Floor are not controlled via the controller and set up separate lighting controllers for each of areas to “sweep on/sweep off” at different time settings power, install a plug strip at each workstation with a operations lighting control system, although a few are those floors that match the other floors. allowing spaces such as “City Kids”, Fitness Center, Data local occupancy sensor that can control half of the
controlled via the Alerton HVAC control • Replace all defective lighting relays on Third through Fifteen Room, Public spaces on First Floor or Transportation the plug strip outlets allowing selected loads to be de- Solid State Relay: system. Smaller rooms are controlled via Floors. lights in offices to energize earlier and de-energize later energized when the workstation is vacant, such as at 5,000,000 operations than normal building hours. computer monitors and task lights. manual switch. • Replace manual local switches with occupancy sensors • • Lighting for the Third through Fifteenth Floors except in rooms such as Electrical, Generator, and In stairwells, replace luminaires with the type that has is controlled via a lighting sweep control Mechanical where light control is critical to the systems in “smart” occupancy sensors. These sensors will reduce system located that was installed in 2000, in those rooms. the light output to meet egress light levels when the stair is not occupied, but bring the lights up to a normal each of the stacked Electric Rooms • Install Parking Garage type occupancy sensors throughout • Egress lighting does not appear to be the Parking Garage. Corridor light level when the stairwell is occupied. • controlled. In perimeter spaces that have daylight contribution from • Relays in the lighting control system turns on windows, install daylight sensors to automatically adjust the lights at approximately 6:00 am and turn luminaire light levels based on the amount of daylight them back off around 6:00 pm. On the Third being contributed. through Fifteenth Floors, there are two over- • Install addressable type ballast in luminaries in offices ride buttons where the occupants wishing to and over workstations that are connected via the building work beyond the prescribed time can network so that each individual can control the light level override the controller for two hours. Many within their work space. These luminaire will still be of the relays are inoperative and the controlled by the lighting control system so the “sweep intended sweep off does not occur off/sweep on” still occurs. everywhere leaving some luminaires • For energy saving control of general power in private energized 24 hours per day. offices, connect selected receptacles (or one of the two • Occupancy sensors were observed in some outlets per duplex receptacle) to the lighting occupancy locations. sensors. EGRESS LIGHTING
Lamps: 20,000 to • Various remodel projects over the years has • Install egress lights in egress paths where none currently • Install new luminaires to provide appropriate light levels 30,000 Hrs./ left some of the egress paths without egress exist. This is a matter of re-circuiting selected luminaires to at egress paths. Manufacturer lights or with egress light levels lower than the life safety system. • Provide new lighted exit signs as necessary to direct
what is required by code. • Correct inoperative egress lights. occupants to exits and exit access point. Fluorescent Ballasts: • Some egress lights are not operational. • • 50,000 Hrs./ Re-circuit selected luminaires in the First Floor Loggia to the Install UL 924 type relays so the lighting control system • Manufacturer Although the Loggia on the First Floor is part life safety system. This will entail adding UL 924 relays and can control the egress lights so they will energize when of the egress path, it does not have egress controls so the all of the Loggia luminaires match rather than they are off in the event of normal utility power loss. lights. introducing another type of luminaire. • In some areas there are egress lights that are • Re-circuit luminaires that are currently on life safety circuits, not within the egress path. but are not egress lights, to normal power lighting panels. Interface Engineering, Inc. Page 13 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design.
FIRE ALARM Fire Alarm Control Fire Alarm Panel: The fire alarm panel appears No action required, however, long term planning for fire panel Replace panel with new fire panel. If work for Panel well maintained but is reaching the end of its replacement should be considered as the fire panel is reaching improvements in the building is phased, the original panel expected operational life. The panel is no the end of its expected life. could be replaced with the current model by the same longer manufactured. No current deficiencies. manufacturer for ease in transition. 20 Years Fire Alarm Initiating Fire Alarm Detection: There is a mix of modern Continue with ongoing maintenance and replacement of older Provide detection in locations as required by code. In Provide detection throughout the building in all Devices detectors, installed in approximately 2009, and detectors as areas are remodeled or if detectors fail. addition provide supplemental, non-required detection in areas. This exceeds code but does allow for earlier older detectors that are reaching the end of critical areas such as child care. This would be done in response to a fire condition relative to operation by their expected operational life. No current conjunction with the panel replacement to insure a fire sprinkler. deficiencies. compatibility with the new panel. 20 years Fire Alarm Strobes Fire Alarm Strobes: The strobe locations appear No action required. Install new strobes in common use and public spaces per to be generally compliant with ADA; however, code and ADA. This would be done in conjunction with the as noted in the ADA assessment some panel replacement. Strobes should be installed at proper appliances are not located at the correct mounting heights per ADA requirements. mounting height range for ADA compliance. Many of the strobes were replaced/installed in 2009. 20 years Emergency Voice The fire alarm system’s emergency voice alarm It is recommended routine fire alarm system testing be Install new EVACS. This would be done in conjunction with Install an EVACS which can also be utilized for in Alarm communication system (EVACS) speakers augmented during the next testing cycle to include the fire alarm panel replacement. The EVACS would be building mass notification to alert building occupants Communication appear well maintained; however, the intelligibility and audibility measurements to confirm the integral to the fire system operation and panel, similar to of additional emergency conditions such as System intelligibility/audibility of the existing system EVACS meets code. If testing indicates any required areas do current configuration. earthquakes, severe weather warnings, hostile may not meet current code in all areas of the not meet code, add speakers to improve compliance with threats, etc. building. Many of the speakers were code. replaced/installed in 2009. 20 years Emergency Radio Emergency Responder Radio Coverage System: No action required, however, long term planning for Install a DAS throughout the building to meet current code Expand and utilize the DAS to also provide cell phone Responder No radio coverage system is installed in the replacement of the firefighter phone system should be for emergency responder radio coverage. coverage enhancement. Coverage/Firefighter building however, firefighter phones are considered as the firefighter phone equipment is reaching the Communication provided as required by code. There is no end of its expected life. The system would be replaced with a System requirement to upgrade the firefighter Distributed Antenna System (DAS) to provide Emergency communication systems for current building Responder Radio Coverage. operation. No current deficiencies.
20 years Smoke Control Panel The smoke control panel appears to be as No action required, however, long term planning for Provide new smoke control panel with graphic firefighter’s originally installed and is reaching the end of its replacement of smoke control panel should be considered. interface and status information as required by current
Interface Engineering, Inc. Page 14 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. expected operational life. No current code. Provide system that is integral with fire alarm 20 years deficiencies. system operation.
Data Center The preaction detection and control system for No action required, however, long term planning for Provide new preaction control panel and detection Consider providing a clean agent system for Preaction Fire the Data Center is reaching the end of its replacement of the panel and detection should be considered. throughout space. Utilize air sampling as means of additional protection of important IT and data. Sprinkler Detection expected operational life. The panel is detection for early warning of fire events as well as for Preaction fire sprinkler system to act as secondary and Control System obsolete and no longer manufactured. No operating the preaction system. protection. current deficiencies. 20 years Fire Command The fire command center is located in the open No action required as there is no requirement to retroactively Provide a fire command center room to house all fire Center lobby which is not per current code. revise the location of the fire command center equipment. panels, emergency elevator controls, smoke control panel, and other equipment as required by current code. TECHNOLOGY SYSTEMS Pathways The condition of the visible pathways in the The pathways between the telecom rooms on the floors above Revise pathways as necessary to accommodate garage is acceptable require fire stopping reconfigured telecom rooms.
Main Point of Entry • The service provider MPOE is located in the For security, safety, and equipment protection purposes the • The room should be enlarged to provide more clearance (MPOE) basement. This is also the incoming location wall should be completed to structure. around equipment for City of Portland fiber • There should be a dedicated cooling system for the room • The room is split in two by a plywood • Electronic Security should be added to the door to demising wall that does not extend to the monitor personnel who access the room at what times structural deck. One half appears to be used as storage. Main Distribution • Located on the 3rd floor, this room is shared • Access to this room is through the same security door and Dedicated cooling should be added for this room – Frame (MDF) with the data center and has adequate access control that controls access to the data center, this currently it is shared with the data center – this should be cooling and space room should have its own dedicated space and access that is coordinated with upgrades to the mechanical systems for • There is a substantial amount of abandoned not shared with the Data Center the building. cabling and termination equipment in this • This room has both old and new equipment in it – the older room. abandoned equipment should be removed Telecom Rooms • Telecom rooms are located on each floor in • The telecom rooms need to be centralized and combined on Centralize the rooms one per floor and make them large Separate out the security system equipment into its two locations – all rooms are lacking cooling each floor enough to house the racks and equipment with clearance own dedicated room and are above recommended operating • Cooling (preferably dedicated to the telecom rooms) needs to get around temperature to be added – all of the telecom rooms had no cooling • The rooms are shared with security system • Remove abandoned cabling and equipment from the equipment which is mounted on the wall. telecom rooms Data Center • The data center appears up to date and was Seismically brace any equipment that is not already braced. The equipment in this space can be temporarily relocated This space should be moved along with its recently upgraded while the existing space is upgraded to current data center equipment to a facility that is designed specifically to • This room was relatively recently upgraded standards with redundant power, cooling, and fire be a data center – with redundant cooling, power, and has a raised floor, dedicated cooling, and suppression. (Owner’s cost for temporary relocation – not and connectivity extra space for expansion included in estimate)
Interface Engineering, Inc. Page 15 THE PORTLAND BUILDING – BUILDING SYSTEMS AND INTERIOR ASSESSMENT Treatment Recommendations Matrix
Equipment Condition/ Assessment Option A - Required Option B -Recommended Option C - Improvements (Service Life Observations on the state of the existing Repairs and/or replacement that is necessary now to correct Best recommended long term solution for the building. I.E. System upgrades that go above and beyond Estimates) Equipment. current deficiencies. I.E. Equipment is at the end of its life or Equipment that would be provided if the building were recommended improvements. not functioning properly. new design. Backbone Cabling • The backbone cabling consists of different The backbone cabling should be consolidated and updated to Implement a standards based system consisting of single types of copper and fiber cable. current standards mode and multimode fiber terminated on current • Some of the fiber is older and becoming connector technology. obsolete and is terminated on ST style connectors. Horizontal Cabling The horizontal cabling is due for replacement Replace the horizontal cabling with a single category and Upgrade to a Category 6A cable plant which performs due to age manufacturer that is rated at least Cat 6 and remove existing slightly better than the standard Category 6 cabling cabling SECURITY SYSTEMS
Access Control • The access control system is Schneider The system is a mixture of older and newer components – • Replace the older system components with newer Replace the entire system with a non-proprietary System Electric TAC iNet system that is in place both are still supported by the manufacturer. No action versions system that is ground-up designed for security and throughout the city of Portland facilities required. • Move the security equipment from the telecom rooms to has more local support in terms of maintenance and • The system originated as a DDC control type its own dedicated space/room installation system and has evolved into a security system • There is only one vendor/installer in Oregon or Washington for maintenance and installation requirements Intrusion Detection Same manufacturer as the access control No action required. • Replace and older parts with the new versions Replace the entire system with a non-proprietary System system • Move the security equipment to its own dedicated space system that is ground-up designed for security and has more local support in terms of maintenance and installation CCTV • There is an extensive CCTV system that is No action required. • Upgrade the cameras to IP only and utilize a single housed in and maintained from the Portland manufacturer for ease of maintenance and replacement Building. • Move the security equipment to its own dedicated space • There are a mixture of old and new components
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Interior Recommendations
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Interior Treatment Recommendations Interior Layout and Finishes General Finishes:
The interior recommendations portion of this Due to the extensive scope of the MEP report focuses on the previously stated goals of replacement, salvaging existing finishes is likely correcting ADA and code compliance issues, impractical or not cost effective in most areas. improving occupant comfort and creating a Recommendation: more pleasant and healthy working environment. In addition, these Demo all existing finishes with the exception of recommendations take into account the scopes 1st floor tenant spaces and spaces shown as of work suggested in other sections of this historically significant. Replace all floor, ceiling report and the previous exterior study. This and wall finishes as described on the plans and portion of the report assumes that the full legend provided in the Appendix – Items K and scope of the MEP systems (Option B), structural L. New finishes should be selected in core scheme, and exterior envelope accordance with the Green Tenant recommendations are implemented. Taking Improvement guidelines and include attributes into account the extent of demolition, such as low or zero-VOC components, recycled contractor mobilization efforts, and relocation content and locally sourced/responsibly of personnel required to perform the above manufactured materials. Demolished finish scopes of work, a concurrent comprehensive materials should be recycled where possible in interior remodel is recommended. accordance with Green Building Policy guidelines. As such, there is no option presented in the plans or cost estimate for patch and repair or Basement: reconfiguration of isolated areas. The Proposed Existing basement MEP rooms are in some Interior Plan layouts are provided in Appendix cases undersized and have egress issues. K. These plans represent one workable solution Existing shower rooms provide an inadequate for each floor addressed that achieves the number of fixtures and are not well laid out in stated project goals for the purpose of terms of privacy. Proposed seismic upgrade will establishing potential costs for the City. These require some reconfiguration of floor plans do not take into account individual maintenance/storage areas at the core. bureau programs, space needs, etc. and are not intended to be final layouts. The Materials Recommendation: Legend included in Appendix – Item L is Demo existing electrical room and provide a intended to be a conceptual list of potential larger fire rated Main Electrical room that finishes and materials. It is provided to give a provides adequate safety clearances and basis for estimating construction costs. exiting.
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Enlarge the existing generator room to allow for discharges to provide a single 36” door leaf that addition of a new generator for back-up of non- meets ADA. life-safety systems. It is recommended that existing tenant spaces Add a new rainwater harvesting tank remain undisturbed as much as possible. underneath existing garage slab as well as a See Historically Significant Interior Spaces and new room to house associated water treatment Features section below for recommendations equipment. for existing 1st floor lobby, elevator lobby and Demo existing telecom room and provide a new public seating spaces. fully secured MPOE room that stacks with the Second Floor: telecom rooms above.
Provide a new secure enclosure for bike parking The second floor houses a public gallery space located near east entrance for simplified access. and lobby spaces that are historically Also, demo existing shower rooms and create significant. The remainder of the floor is new rooms with increased number of showers occupied by large mechanical rooms. This floor and improved privacy. Providing this secure also houses an auditorium and several large bike storage room and increasing the number of conference rooms at the east end of the showers will fulfill City of Portland Zoning building. The auditorium currently has several requirements and contribute to potential LEED ADA issues. credits. Mechanical recommendations for new First Floor: equipment placement have allowed more than half of the existing mechanical room area to be The first floor primarily consists of public spaces reclaimed for other uses. flanked with tenants (mainly restaurant/retail). This public spaces on this floor are historically Recommendation: significant. There are a few issues with the Remodel existing auditorium space to correct current egress and fire department controls. ADA issues. Provide new seating equipped with Proposed seismic upgrade has minimal impact tablet arms and integral power as well as ADA on tenant spaces, but will require compliant aisle seats. Reconfigure stage ramp reconfiguration around the core/elevator lobby. and stairs to provide ADA required rise/run and landings. Reconfigure alcoves to exit stairs in Recommendation: order to provide ADA/OSSC required clearances Demo open security desk and provide a new fire and exit width. Replacement of acoustic wall rated Fire Command Center to house controls panel within this space has been included in the for emergency systems. pricing. Existing wood grille pieces should be salvaged and re-used as well as associated chair Reconfigure doors accessing south exit corridor rail and trim. to correct issues with doors blocking the path of egress and simplify exit route. Replace existing Reconfigure the existing mechanical room on double doors at north and south corridor exit the north side of the building to house equipment serving 1st floor spaces.
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Use reclaimed mechanical space on the north Relocate conference rooms to the east side of side for a new conference/training room. the building to provide direct access to elevator Replace existing mechanical louvers with new lobbies. windows.
Use reclaimed south mechanical rooms to create a new office suite. Replace existing Typical Office Floors (4-15): mechanical louvers with new windows. Explore Typical office floor is crowded with high walled the possibility of providing doors to access to cubicles and narrow, circuitous walk ways. part of loggia roof in this area. Floors where the perimeter is lined with private offices or cubicles contribute to the lack of Historically Significant Interior Spaces and See access to daylight and views. Not having Features section below for assessment of standardized systems furniture and nd existing 2 floor gallery and lobby spaces. demountable partitions does not allow the City Third Floor: to take full advantage of the efficiency, value and flexibility that these systems offer. Building The 3rd floor has very small windows (1’-8” x 1’- finishes vary in age, quality and condition. 8”) and is best suited to unoccupied or transient uses. Many of the uses already located on this Recommendation: floor are well suited to this (data center, fitness Provide layouts for the tenant floors that leave center, conference rooms, etc.) the building perimeter mostly open for circulation and offer a variety of work spaces to The traffic signal server room may not be accommodate diverse working styles. The open adequately served by back-up systems. perimeter will allow more daylight to penetrate The fitness center has some issues with the space and provide equal access to windows arrangement and the associated shower areas for all employees. are small and inconveniently located. It is recommended that the City explore Recommendation: decreasing the average cubicle size and increasing width of walkways. As industries Expand area of raised data floor in the existing become more focused on digital files and less Data Center to allow Traffic Signal Data room to dependent on paper files, less desk space is be relocated to a secure room adjacent to the required for paper storage. Utilize low-walled Data Center that would allow this equipment to cubicles or benching systems with privacy be served by the dedicated mechanical systems screens to increase openness. and connected to the emergency back-up systems. It is also recommended to limit continuous expanses of open office area. Use common Reconfigure existing Fitness Center to provide rooms such as conference or break rooms to better layout for equipment. Locate new larger divide floor plates into clusters or work groups locker rooms inside the fitness center to allow to help establish a sense of place and control better access to facilities for users. acoustics. Utilize glass walls at private offices
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March 2015 and conference rooms to increase visibility and Replace building restrooms on all levels. share light while providing some privacy. Modify elevator lobbies as shown in plans to accommodate new concrete shear walls. Provide shared private rooms and a Replace existing freight elevator (Elevator #7). wellness/lactation room at each floor. It is Provide new, larger electrical and telecom sometimes difficult in open office situations to rooms that stack at each side of the new conduct private business or attend to personal proposed freight elevator. Provide a new small matters. Having private rooms for shared janitor’s closet on each floor with mop sink and employee use can provide spaces for these utilize the remainder of the space for general needs. storage area. See Egress Stair section below for Provide glazing at secure reception areas to recommendations relating to the stairs. provide connection to adjacent office and Historically Significant Interior Spaces and potentially outside views. Relocate suite entries Features: to allow access to restrooms without entering tenant space. While some remodeling has occurred, the 1st and 2nd floor public lobby spaces still retain Place some common areas such as shared many of their original finishes and features that conference rooms and employee break rooms would be considered significant. along the exterior wall to provide access to daylight and views to all employees. Recommendation:
Standardize systems furniture and demountable Preserve finishes and architectural features in partitions. The City should plan for flexibility. significant areas such as the 1st floor lobby and Not all workspace styles will meet the specific 2nd floor gallery as noted on the Proposed needs of all. Selecting a systems furniture line Interior Plans. At the 1st and 2nd floor elevator that offers multiple configurations including lobbies where major structural work is cubicles, benching, stand/sit desks, etc. will anticipated, salvage historic finishes where allow bureaus and employees to find a feasible. Where salvage is not feasible or configuration within a standardized system that practical (e.g. terrazzo floors, gyp board works best for them. ceilings), replacement in kind is recommended.
The Proposed Interior Plans included in the It is further recommended that the design team Appendix – Item K demonstrates possible ways work closely with the City of Portland’s Historic that the above recommendations could be Design Review Commission prior to finalizing implemented for a typical office floor. the proposed scope of work in these areas.
Interior Core areas Accessibility:
The central core area of each floor will be The building contains multiple barriers that heavily affected by the proposed seismic impede its ability to serve employees and scheme. members of the public with disabilities.
Recommendation: Recommendation:
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Correct ADA deficiencies as part of a Discuss the potential of keeping the stairs in comprehensive interior remodel project. place with City of Portland building code Provide new fully accessible restrooms on all officials to confirm that it would be acceptable. levels. Cost has been included in the budged to City should also assess the potential liability replace doors and hardware throughout the issues associated with the noted code building as well as provide new code required compliance issues. New egress stairs could be signage. All deficiencies relating to device reconfigured with a larger shaft enclosure that locations should be addressed as part of the could take space from existing mechanical MEP systems recommendations. shafts. Doors to access the stairwells could potentially be relocated to the north/south Elevators: sides of the stair shafts to allow for required The building elevators are original to the door clearances. Cost for replacement of these building, but have been modernized recently stairs has been included in this study as an and records indicate they are in good condition. alternate. Extensive structural work in the core will Ground Floor Loggia: require reconfiguration of these elevators. The ground floor loggia area is not a well Recommendation: utilized feature of the building that creates Replace existing freight elevator with new. security issues. Increase the range of new freight elevator to Recommendation: service an additional stop at the mechanical penthouse. Consult with elevator manufacturer Correct ADA issues with existing loggia stairs and/or general contractor to determine if re- and handrails. Examine the possibility of use of passenger elevators 1-6 is feasible or decreasing the depth of the loggia to increase practical. Cost for replacement of these (6) visibility and daylight into all areas. This option elevators has been included in this study as an would have a large impact on current tenant alternate. spaces and may require some spaces to be reconfigured to provide access. This would also Egress Stairs: require approval from the Historic Landmarks The existing stairs do not currently meet Commission as it would involve modification to current ADA or OSSC standards. There is the exterior. language in the code that may allow these stairs to remain, but is subject to approval by the code official. Due to the nature of the deficiencies, alteration of the existing stairs is not feasible. Replacement of the stairs and associated shaft walls would be needed to rectify the compliance issues.
Recommendation:
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Daylighting Recommendations
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Daylighting The primary difference in appearance anticipated if these openings were expanded at Recommendations the interior would be related to the night view of the building exterior. The two types of The building currently has small window glazing at the curtain walls, the mirrored glazing openings that contribute to a dark interior and the dark tinted glazing, is very difficult to environment with limited access to views. see through during the day. Interior side of the curtain wall areas is currently only open at discreet window locations with the rest being blocked by furring wall. Currently, only about 18% of the floor plate receives any amount of useful daylight (18% UDI).
Based on existing drawings and investigative demolition done as part of the last report, there are areas on the interior side of the existing curtain wall that are only separated from the interior by the metal stud furring wall. In these locations, the opening to the interior could be expanded and the current spandrel glass could be changed to vision glazing in these areas. This would dramatically increase the amount of natural light and views available to building occupants without substantial impact to the building exterior. Opening the full extent of curtain wall areas to the interior from floor to ceiling would greatly The current exterior mullion pattern does not increase the amount of daylight in the typical relate to the existing floor line. Alteration to office floors. This could increase the UDI at a the mullion pattern would adversely affect the typical office floor to between 51-65%. (See exterior appearance of the building. The attached daylighting report included in the mullion pattern is a continuation of the Appendix - Item M.) horizontal scoring present in the concrete portions of the building. Instead of altering the The proposed increase in window size will mullion pattern and changing glazing types at undoubtedly result in the need to address glare the floor lines, an opaque film could potentially for building occupants. The addition of interior be applied to the interior side of the glazing roller shades would help control glare while still that would extend from the ceiling line to the affording some visibility to outside. These floor line above and obscure visibility into the shades could be manual to give the occupants ceiling plenum. maximum controllability. Another option would be to install a fully automated window shade system. This system would have controls that
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March 2015 utilize light sensors to automatically adjust window shades for the whole building as outside lighting conditions change.
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Structural Recommendations
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Structural comparison of the two structural schemes is included in this report. Recommendations
A voluntary seismic strengthening scheme was proposed in the March 2013 study performed by KPFF and FFA. This scheme consisted of a concrete moment frame at the building perimeter. This scheme offered two major advantages being: limited impact on occupied space and minimal impact on existing MEP systems. The current study has introduced a scenario in which the existing MEP systems would be replaced. Removal of these systems would provide clear access to the elevator core and allow for an elevator “core” scheme.
The elevator core scheme consists of new reinforced concrete shear walls along Grids D, E, 4, and 5 that enclose the elevator core in the center of the building. These shear walls would extend the full height of the building and bear on a new concrete pile cap supported by new micro-piles. New steel columns would be added at the exterior bearing walls in line with existing building interior columns. These columns would serve as back-up gravity load support system for the exterior wall and floor bay in the event that the exterior bearing walls experience significant degradation during a seismic event. Concept drawings are included in Appendix N.
The core scheme may provide notable benefits over the perimeter moment frame scheme. The core scheme focuses most of the seismic strengthening to a concentrated location in the middle of the building and has less impact. The steel columns take up less floor area, require less installation time/labor, and less demolition of existing structure. A more detailed
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Construction Cost Estimates
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Construction Cost Estimate o Option B – Recommended Best recommended long term solution for the building, i.e. The following Construction Cost Estimate is for equipment that would be provided the Portland Building: Building Systems and if the building were newly designed. Interior Assessment. This estimate is based on • preliminary documents provided to the cost Interior Layout and Finishes estimator by FFA. Comprehensive interior remodel with The estimate is for CONSTRUCTION COST only. revised floor plan layouts as shown in It does not include PROJECT COST that would be plans and new finishes throughout. an additional amount. NOTE: The interior pricing included in this report is for the entirety of the Typical PROJECT COST include: owner’s building interior. If this work is administration cost, design and engineering included, the costs for “09 Interior fees, permits, temporary relocation of Finishes” included in the 2013 report occupants, furniture and equipment relocation, can be deducted. offsite costs, testing and inspection fees, • hazardous materials abatement, financing Structural Upgrade costs, or any other normally associated project Added reinforced concrete shear walls development costs. at elevator core area and corresponding The CONSTRUCTION COST estimate is based on steel columns at perimeter. NOTE: The current prices and assumes a Spring 2015 start structural upgrade costs represented in date. Additional inflation at 4-5% per year this report are for the alternate “core” should be included once a projected scheme. If the core scheme is selected, construction start date is established. the costs for structural upgrade included in the 2013 report can be The Direct Construction Cost Summary has been deducted. developed based on two scenarios for repair and replacement for MEP systems and the recommended approach for Interior Layout and
Finishes as well as the Structural Upgrade.
• MEP Systems
o Option A – Required
Repairs and/or replacement that is necessary now to correct current deficiencies, i.e. equipment is at the end of its life or is not functioning properly.
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Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
DIRECT CONSTRUCTION COST SUMMARY
Component Area $ / SF Total
Interiors (Finishes) Estimate 391,656 sf $49.85 /sf $19,524,000 Structural (Seismic) Estimate 391,656 sf $22.42 /sf $8,779,000 MEP Estimate - Option B 391,656 sf $95.49 /sf $37,400,000
TOTAL DIRECT CONSTRUCTION COST 391,656 sf $167.76 /sf $65,703,000
MEP Estimate - Option A 391,656 sf $25.49 /sf $9,982,000
ALTERNATES 01 | Replace Stairs 1 & 2 Add ± $1,469,000 02 | Replace Elevators 1 - 6 Add ± $3,952,000
The above estimates are for direct construction cost only. They do not include furnishings & equipment, architect and engineer design fees, consultant fees, inspection and testing fees, plan check fees, state sales tax, hazardous material testing and removal, financing costs, owners contingency, nor any other normally associated development costs.
The above estimates assume a CMGC procurement method for construction, with at least three qualified bidders in each of the major sub-trades.
The above estimates assume a construction start date of: Spring 2015. If the start of construction is delayed beyond the date above, the estimates must be indexed at a rate of 4% to 5% per year compounded.
This is a probable cost estimate based on in-progress documentation provided by the architect. The actual bid documents will vary from this estimate due to document completion, detailing, specification, addendum, etc. The estimator has no control over the cost or availability of labor, equipment, materials, over market conditions or contractor's method of pricing, contractor's construction logistics and scheduling. This estimate is formulated on the estimator's professional judgment and experience. The estimate makes no warranty, expressed or implied, that the quantities, bids or the negotiated cost of the work will not vary from the estimator's opinion of probable construction cost.
The above numbers are rounded to the nearest $1,000.
Executive Summary - Page 1
Interiors (Finishes) Estimate Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
SUMMARY Base Building
DIRECT CONSTRUCTION COSTS $ / sf Cost Comments
Area 391,656 sf
01 | GENERAL REQUIREMENTS $1.75 $685,398 02 | EXISTING CONDITIONS 7.50 2,935,507 03 | CONCRETE 0.17 67,669 04 | MASONRY 0.10 39,900 05 | METALS 0.53 208,847 06 | WOOD, PLASTICS & COMPOSITES 1.94 759,627 07 | THERMAL & MOISTURE PROTECTION 0.64 250,053 08 | OPENINGS 1.17 458,149 09 | FINISHES 13.89 5,439,063 10 | SPECIALTIES 6.43 2,516,588 11 | EQUIPMENT 0.25 97,500 12 | FURNISHINGS 0.54 212,890 13 | SPECIAL CONSTRUCTION 0.00 0 14 | CONVEYING EQUIPMENT 1.11 434,000 21 | FIRE SUPPRESSION 0.00 0 see MEP estimate B 22 | PLUMBING 0.00 0 see MEP estimate B 23 | HVAC 0.00 0 see MEP estimate B 26 | ELECTRICAL 0.00 0 see MEP estimate B 27 | COMMUNICATIONS 0.00 0 see MEP estimate B 28 | ELECTRONIC SAFETY & SECURITY 0.00 0 see MEP estimate B 31 | EARTHWORK 0.10 38,282 32 | EXTERIOR IMPROVEMENTS 0.39 152,707 33 | UTILITIES 0.00 0 SUB-TOTAL $36.50 $14,296,180
Estimating Contingency 15.00% 5.48 2,144,427 Phasing 0.00% 0.00 0 Index To Construction Start 0.00% 0.00 0 CM/GC Contingency 5.00% 2.10 822,030 General Conditions / Insurance / Bond 8.75% 3.86 1,510,481 General Contractor OH & Profit 4.00% 1.92 750,925
TOTAL DIRECT CONSTRUCTION COST $49.85 $19,524,043
Division Summary - Page 3 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
01 | GENERAL REQUIREMENTS
General Requirements misc. temp support work / cleanup 391,656 sf 1.75 685,398 allowance Sub-total 391,656 sf 1.75 /sf 685,398
SUB-TOTAL 01 | GENERAL REQUIREMENTS 1.75 /sf $685,398
02 | EXISTING CONDITIONS
Site Demolition remove loggia pavement & rat slab 6,030 sf 3.50 21,105 remove loggia steps 282 lf 8.00 2,256 misc. removals 1 sum 1,000.00 1,000 haul & disposal 1 sum 3,654.15 3,654 temp measures / barricades / cleanup 1 sum 15,000.00 15,000 Sub-total 391,656 sf 0.11 /sf 43,015
Structure Demolition interior demolition basement 36,887 sf 1.50 55,331 1st floor 29,830 sf 3.50 104,405 2nd floor 31,367 sf 4.00 125,468 3rd floor 23,190 sf 7.00 162,330 typical floors 4 - 14 252,560 sf 6.00 1,515,360 15th floor 17,822 sf 6.00 106,932 remove furring @ ext. wall remove gypboard 77,379 sf 1.00 77,379 remove insulation 77,379 sf 0.35 27,083 remove metal sill, salvage, conc. opng 1,797 lf 2.75 4,942 remove metal sill, salvage, curtain wall 1,048 lf 2.75 2,882 remove metal sill, salvage, ribbon window 232 lf 2.75 638 remove louvers / storefront 504 sf 6.00 3,024 structure modifications for elevator # 7 15 floors 12,500.00 187,500 allowance elevator pit demo for elevator # 7 1 sum 2,000.00 2,000 protect / temp measures 391,656 sf 0.50 195,828 allowance haul & disposal 1 sum 321,390.00 321,390 Sub-total 391,656 sf 7.39 /sf 2,892,492
SUB-TOTAL 02 | EXISTING CONDITIONS 7.50 /sf $2,935,507
03 | CONCRETE
Poured-In-Place Concrete below grade rainwater tank 44 cy 1,000.00 43,941 liner 1,104 sf 7.00 7,728 manhole 1 ea 1,000.00 1,000 elevator pit for elevator # 7 1 sum 15,000.00 15,000 Sub-total 391,656 sf 0.17 /sf 67,669
SUB-TOTAL 03 | CONCRETE 0.17 /sf $67,669
04 | MASONRY
Concrete Masonry Units (CMU) 8" cmu basement 2,280 sf 17.50 39,900 Sub-total 391,656 sf 0.10 /sf 39,900
SUB-TOTAL 04 | MASONRY 0.10 /sf $39,900
Interiors Estimate - Page 4 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
05 | METALS
Miscellaneous Metals railings exterior stair handrails 74 lf 135.00 9,990 stage ramp / stair railings 18 lf 115.00 2,070 wall mounted 18 lf 32.00 576 elevator pit ladder 1 ea 382.50 383 miscellaneous 391,656 sf 0.50 195,828 Sub-total 391,656 sf 0.53 /sf 208,847
SUB-TOTAL 05 | METALS 0.53 /sf $208,847
06 | WOOD, PLASTICS & COMPOSITES
Rough Carpentry miscellaneous blocking & framing 391,656 sf 0.35 137,080 stage construction 1,034 sf 40.00 41,360 item sf 0.00 0 fasteners & hardware 1 sum 6,250.00 6,250 Sub-total 391,656 sf 0.47 /sf 184,690
Interior Finish Carpentry / Millwork wood base elevator lobby 1st floor 44 lf 20.00 880 2nd floor 44 lf 20.00 880 3rd floor 56 lf 20.00 1,120 floors 4 - 14 484 lf 20.00 9,680 15th floor 44 lf 20.00 880 wood paneling elevator lobby 1st floor 488 sf 32.00 15,616 2nd floor 488 sf 32.00 15,616 3rd floor 488 sf 32.00 15,616 floors 4 - 14 5,368 sf 32.00 171,776 15th floor 488 sf 32.00 15,616 Sub-total 391,656 sf 0.63 /sf 247,680
Architectural Wood Casework basement men's / women's rr lav counter 6.0 lf 130.00 780 1st floor men's / women's rr lav counter 20.0 lf 130.00 2,600 2nd floor men's / women's rr lav counter 20.0 lf 130.00 2,600 copy / supply base cabinet 10.0 lf 250.00 2,500 wall cabinet 15.5 lf 115.00 1,783 break room base cabinet 6.0 lf 250.00 1,500 wall cabinet 11.0 lf 115.00 1,265 counter 2.0 lf 80.00 160 3rd floor facilities dispatch counter 14.0 lf 0.00 0 existing to remain men's / women's rr lav counter 26.0 lf 130.00 3,380
Interiors Estimate - Page 5 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
06 | WOOD, PLASTICS & COMPOSITES - Continued
Architectural Wood Casework - continued typical floors 4 - 14 11.0 ea break room base cabinet 121.0 lf 250.00 30,250 wall cabinet 176.0 lf 115.00 20,240 counter 22.0 lf 80.00 1,760 large conference base cabinet 253.0 lf 250.00 63,250 corridor base cabinet 214.5 lf 250.00 53,625 wall cabinet 214.5 lf 115.00 24,668 copy / supply base cabinet 176.0 lf 250.00 44,000 wall cabinet 236.5 lf 115.00 27,198 men's / women's rr lav counter 198.0 lf 130.00 25,740 15th floor 1.0 ea break room base cabinet 11.0 lf 250.00 2,750 wall cabinet 16.0 lf 115.00 1,840 counter 2.0 lf 80.00 160 large conference base cabinet 23.0 lf 250.00 5,750 corridor base cabinet 19.5 lf 250.00 4,875 wall cabinet 19.5 lf 115.00 2,243 men's / women's rr lav counter 18.0 lf 130.00 2,340 Sub-total 391,656 sf 0.84 /sf 327,257
SUB-TOTAL 06 | WOOD, PLASTICS & COMPOSITES 1.94 /sf $759,627
07 | THERMAL & MOISTURE PROTECTION
Insulation batt insulation @ ext. wall, R-21 77,379 sf 0.80 61,903 vapor & weather barriers 85,117 sf 0.60 51,070 Sub-total 391,656 sf 0.29 /sf 112,973
Fireproofing spray-on sf 0.00 0 NIC - gwb wrapped see div 9 Sub-total 391,656 sf 0.00 /sf 0
Caulking & Sealants caulking / firestopping 391,656 sf 0.35 137,080 Sub-total 391,656 sf 0.35 /sf 137,080
SUB-TOTAL 07 | THERMAL & MOISTURE PROTECTION 0.64 /sf $250,053
08 | OPENINGS
Doors, Frames & Hardware (includes installation) exterior storefront entry type doors 1 pair 3,500.00 3,500
Interiors Estimate - Page 6 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
08 | OPENINGS - Continued
Doors, Frames & Hardware (includes installation) - continued interior doors see div 10 for demountable ptn drs single passage basement 16 ea 1,275.00 20,400 1st floor 7 ea 1,275.00 8,925 2nd floor 9 ea 1,275.00 11,475 3rd floor 39 ea 1,275.00 49,725 typical 4 - 14 99 ea 1,275.00 126,225 15th floor 9 ea 1,275.00 11,475 pairs basement 1 pair 2,900.00 2,900 sound door @ generator 1 pair 6,000.00 6,000 1st floor 1 pair 2,900.00 2,900 2nd floor 2 pair 2,900.00 5,800 3rd floor 7 pair 2,900.00 20,300 typical 4 - 14 22 pair 2,900.00 63,800 15th floor 2 pair 2,900.00 5,800 access doors / panels 391,656 sf 0.12 46,999 Sub-total 391,656 sf 0.99 /sf 386,224
Relites & Sidelites 2nd floor 96 sf 35.00 3,360 3rd floor 63 sf 35.00 2,205 typical floors 4 - 14 880 sf 35.00 30,800 15th floor 80 sf 35.00 2,800 Sub-total 391,656 sf 0.10 /sf 39,165
Windows storefront 504 sf 65.00 32,760 @ louver removal Sub-total 391,656 sf 0.08 /sf 32,760
SUB-TOTAL 08 | OPENINGS 1.17 /sf $458,149
09 | FINISHES
Gypsumboard Systems basement 1 ea elevator shaft 348 sf 11.50 4,002 plumbing chase, 8" stud 624 sf 12.10 7,550 typical partition 2,592 sf 9.40 24,365 furring - core area 0 sf 5.35 0 furring - ext. wall 0 sf 0.00 0 see below furring - int. columns 0 sf 6.60 0 3 hr column wrap 576 sf 16.60 9,562 suspended gypboard ceiling systems 680 sf 7.00 4,760 accessories, miscellaneous, bracing, etc. 1 sum 3,767.93 3,768 1st floor 1 ea elevator shaft 1,755 sf 11.50 20,183 plumbing chase 294 sf 12.40 3,646 typical partition 3,495 sf 9.40 32,853 mech shaft 480 sf 8.00 3,840 furring - core area 1,100 sf 5.35 5,885 furring - ext. wall 0 sf 0.00 0 see below furring - int. columns 0 sf 6.60 0 nic - historic no work 3 hr column wrap 720 sf 18.35 13,212 suspended gypboard ceiling systems 1,380 sf 7.00 9,660 accessories, miscellaneous, bracing, etc. 1 sum 6,695.93 6,696 misc. patch repair 1 sum 3,500.00 3,500 allowance
Interiors Estimate - Page 7 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
09 | FINISHES - Continued
Gypsumboard Systems - continued 2nd floor 1 ea elevator shaft 1,275 sf 11.50 14,663 plumbing chase 294 sf 12.40 3,646 typical partition 3,150 sf 9.40 29,610 mech shaft 780 sf 8.00 6,240 furring - core area 1,100 sf 5.35 5,885 furring - ext. wall 0 sf 0.00 0 see below furring - int. columns 0 sf 6.60 0 nic - historic no work 3 hr column wrap 720 sf 18.35 13,212 proscenium 1 sum 12,500.00 12,500 suspended gypboard ceiling systems 1,380 sf 7.00 9,660 accessories, miscellaneous, bracing, etc. 1 sum 7,156.20 7,156 misc. patch repair 1 sum 10,000.00 10,000 allowance 3rd floor 1 ea elevator shaft 1,148 sf 11.50 13,196 plumbing chase 504 sf 12.40 6,250 typical partition 6,872 sf 9.40 64,592 furring - core area 924 sf 5.35 4,943 furring - ext. wall sf 0.00 0 see below furring - int. columns 1,512 sf 6.60 9,979 suspended gypboard ceiling systems 1,380 sf 7.00 9,660 accessories, miscellaneous, bracing, etc. 1 sum 8,146.50 8,147 typical floors 4 - 14 11 ea elevator shaft 11,220 sf 11.50 129,030 plumbing chase 2,888 sf 12.40 35,805 typical partition 25,080 sf 9.40 235,752 furring - core area 10,164 sf 5.35 54,377 furring - ext. wall 0 sf 0.00 0 see below furring - int. columns 16,632 sf 6.60 109,771 suspended gypboard ceiling systems 9,020 sf 7.00 63,140 accessories, miscellaneous, bracing, etc. 1 sum 47,090.63 47,091 15th floor 1 ea elevator shaft 1,020 sf 11.50 11,730 plumbing chase 263 sf 12.40 3,255 typical partition 2,280 sf 9.40 21,432 furring - core area 924 sf 5.35 4,943 furring - ext. wall 0 sf 0.00 0 see below furring - int. columns 1,512 sf 6.60 9,979 suspended gypboard ceiling systems 820 sf 7.00 5,740 accessories, miscellaneous, bracing, etc. 1 sum 4,280.93 4,281 furr exterior wall gypbd over 6" stud 77,379 sf 6.25 483,619 3 hr column wrap 16,736 sf 18.35 307,106 accessories, miscellaneous, bracing, etc. 1 sum 59,304.38 59,304 new gypboard, head 3,077 lf 5.00 15,385 new gypboard, jamb 7,455 lf 5.00 37,275 reinstall metal sill 3,077 lf 3.50 10,770 Sub-total 391,656 sf 5.19 /sf 2,032,606
Ceilings suspended 2 x 4 act basement 0 sf 3.75 0 1st floor 1,586 sf 3.75 5,948 2nd floor 14,057 sf 3.75 52,712 3rd floor 16,950 sf 3.75 63,563 premium for data center 7,060 sf 1.50 10,590
Interiors Estimate - Page 8 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
09 | FINISHES - Continued
Ceilings - continued typical floors 4 - 14 224,994 sf 3.75 843,728 15th floor 15,174 sf 3.75 56,903 Sub-total 391,656 sf 2.64 /sf 1,033,444
Specialty Ceilings auditorium 2,600 sf 16.00 41,600 allowance Sub-total 391,656 sf 0.11 /sf 41,600
Ceramic Tile floor prep 9,320 sf 0.75 6,990 Basement floor tile 680 sf 13.00 8,840 base 210 lf 12.00 2,520 wall tile 1,260 sf 12.00 15,120 1st Floor floor tile 1,024 sf 13.00 13,312 base 356 lf 12.00 4,272 wall tile 2,136 sf 12.00 25,632 2nd Floor floor tile 1,024 sf 13.00 13,312 base 356 lf 12.00 4,272 wall tile 2,136 sf 12.00 25,632 3rd floor floor tile 1,024 sf 13.00 13,312 base 356 lf 12.00 4,272 wall tile 2,136 sf 12.00 25,632 typical floors 4 - 14 11 ea floor tile 5,104 sf 13.00 66,352 base 1,848 lf 12.00 22,176 wall tile 11,088 sf 12.00 133,056 6' wainscot ht. 15th floor 1 ea floor tile 464 sf 13.00 6,032 base 168 lf 12.00 2,016 wall tile 1,008 sf 12.00 12,096 Sub-total 391,656 sf 1.03 /sf 404,846
Terrazzo Flooring @ elevator lobbies floor prep 5,340 sf 0.75 4,005 1st Floor 1sf flooring 356 sf 25.00 8,900 2nd Floor 1 sf flooring 356 sf 25.00 8,900 3rd floor 1 sf flooring 356 sf 25.00 8,900 typical floors 4 - 14 11 ea flooring 3,916 sf 25.00 97,900 15th floor 1 ea flooring 356 sf 25.00 8,900 Sub-total 391,656 sf 0.35 /sf 137,505
Wood Floor Systems 2nd floor - stage 1,034 sf 14.00 14,476 3rd floor exercise room 786 sf 12.00 9,432 Sub-total 391,656 sf 0.06 /sf 23,908
Interiors Estimate - Page 9 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
09 | FINISHES - Continued
Resilient floor prep 17,583 sf 0.75 13,187 linoleum basement 0 sf 6.00 0 1st floor 1,586 sf 6.00 9,516 2nd floor 1,901 sf 6.00 11,406 3rd floor 554 sf 6.00 3,324 typical floors 4 - 14 11,176 sf 6.00 67,056 15th floor 874 sf 5.00 4,370 rubber flooring 3rd floor 1,492 sf 12.00 17,904 base basement 208 lf 2.20 458 1st floor 408 lf 2.20 898 2nd floor 1,660 lf 2.20 3,652 3rd floor 3,338 lf 2.20 7,344 typical floors 4 - 14 14,916 lf 2.20 32,815 15th floor 976 lf 2.20 2,147 rubber stair treads & risers lf 27.00 0 NIC Sub-total 391,656 sf 0.44 /sf 174,077
Carpet floor prep 56,931 sf 0.75 42,699 carpet tile 1st floor 0 sy 40.00 0 2nd floor 1,422 sy 40.00 56,868 auditorium 252 sy 45.00 11,330 3rd floor 1,049 sy 40.00 41,963 typical floors 4 - 14 2,268 sy 40.00 90,711 15th floor 1,668 sy 40.00 66,733 Sub-total 391,656 sf 0.79 /sf 310,304
Access Flooring access floor 7,060 sf 16.50 116,490 ramps 231 sf 35.00 8,085 steps 12 lf 25.00 300 guardrail 14 lf 85.00 1,190 handrails, wall mounted 70 lf 32.00 2,240 floor cover - hpl finish 7,291 sf 8.50 61,974 Sub-total 391,656 sf 0.49 /sf 190,279
Acoustic Treatment acoustic wall panels 840 sf 16.00 13,440 auditorium Sub-total 391,656 sf 0.03 /sf 13,440 Paint & Wallcoverings exterior painting sf 0.00 0 NIC interior painting / special finishes 391,656 sf 2.75 1,077,054 Sub-total 391,656 sf 2.75 /sf 1,077,054
SUB-TOTAL 09 | FINISHES 13.89 /sf $5,439,063
10 | SPECIALTIES
Visual Display Systems markerboards 44 ea 672.00 29,568 allowance, conference rooms tackboards sf 0.00 0 NIC tackable wall surface sf 0.00 0 NIC Sub-total 391,656 sf 0.08 /sf 29,568
Interiors Estimate - Page 10 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
10 | SPECIALTIES - Continued
Signage Systems directories, bulletin boards, etc. 1 sum 0.00 0 NIC - existing signs, ada & code required 391,656 sf 0.25 97,914 allowance wayfinding, interior building 391,656 sf 0.50 195,828 allowance Sub-total 391,656 sf 0.75 /sf 293,742
Toilet Partitions - stainless steel Basement ada 2 ea 1,111.50 2,223 standard 0 ea 883.50 0 urinal screen 0 ea 470.00 0 1st Floor ada 2 ea 1,111.50 2,223 standard 5 ea 883.50 4,418 urinal screen 2 ea 470.00 940 2nd Floor ada 2 ea 1,111.50 2,223 standard 5 ea 883.50 4,418 urinal screen 2 ea 470.00 940 3rd floor ada 4 ea 1,111.50 4,446 standard 5 ea 883.50 4,418 urinal screen 2 ea 470.00 940 typ floors 4 - 14 11 ea ada 22 ea 1,111.50 24,453 standard 44 ea 883.50 38,874 urinal screen 11 ea 470.00 5,170 15th floor 1 ea ada 2 ea 1,111.50 2,223 standard 4 ea 883.50 3,534 urinal screen 1 ea 470.00 470 Sub-total 391,656 sf 0.26 /sf 101,913
Demountable Partitions 2nd floor solid walls 144 lf 260.00 37,440 glazed walls 69 lf 275.00 18,975 doors 8 ea 1,275.00 10,200 typ floors 4 - 14 11 ea solid walls 4,257 lf 260.00 1,106,820 glazed walls 1,155 lf 275.00 317,625 doors 198 ea 1,275.00 252,450 15th floor 1 ea solid walls 318 lf 260.00 82,680 glazed walls 68 lf 275.00 18,700 doors 13 ea 1,275.00 16,575 Sub-total 391,656 sf 4.75 /sf 1,861,465
Wall Protection & Corner Guards corner guards 391,656 sf 0.15 58,748 allowance Sub-total 391,656 sf 0.15 /sf 58,748
Interiors Estimate - Page 11 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
10 | SPECIALTIES - Continued
Toilet Accessories (includes installation) Basement grab bars 2 sets 115.00 230 mirrors 24 sf 16.00 384 paper towel dispenser / receptacle 2 ea 425.00 850 janitor tool holder 1 ea 80.00 80 sanitary napkin dispenser 1 ea 475.00 475 sanitary napkin disposal 1 ea 55.00 55 hooks 12 ea 15.00 180 folding shower seat 2 ea 250.00 500 shower curtain rod 10 ea 50.00 500 shower curtain & hooks 10 ea 50.00 500 toilet paper dispenser 2 ea 45.00 90 seat cover dispenser 2 ea 65.00 130 soap dispenser 2 ea 115.00 230 paper towel dispenser 0 ea 55.00 0 elect. hand dryer 2 ea 1,100.00 2,200 1st Floor grab bars 2 sets 115.00 230 mirrors 80 sf 16.00 1,280 paper towel dispenser / receptacle 2 ea 425.00 850 janitor tool holder 1 ea 80.00 80 sanitary napkin dispenser 1 ea 475.00 475 sanitary napkin disposal 5 ea 55.00 275 hooks 7 ea 15.00 105 folding shower seat 0 ea 250.00 0 shower curtain rod 0 ea 50.00 0 shower curtain & hooks 0 ea 50.00 0 toilet paper dispenser 7 ea 45.00 315 seat cover dispenser 7 ea 65.00 455 soap dispenser 8 ea 115.00 920 paper towel dispenser 0 ea 55.00 0 elect. hand dryer 4 ea 1,100.00 4,400 2nd floor grab bars 2 sets 115.00 230 mirrors 80 sf 16.00 1,280 paper towel dispenser / receptacle 2 ea 425.00 850 janitor tool holder 1 ea 80.00 80 sanitary napkin dispenser 1 ea 475.00 475 sanitary napkin disposal 5 ea 55.00 275 hooks 7 ea 15.00 105 folding shower seat 0 ea 250.00 0 shower curtain rod 0 ea 50.00 0 shower curtain & hooks 0 ea 50.00 0 toilet paper dispenser 7 ea 45.00 315 seat cover dispenser 7 ea 65.00 455 soap dispenser 8 ea 115.00 920 paper towel dispenser 0 ea 55.00 0 elect. hand dryer 4 ea 1,100.00 4,400 3rd floor grab bars 4 sets 115.00 460 mirrors 104 sf 16.00 1,664 paper towel dispenser / receptacle 4 ea 425.00 1,700 janitor tool holder 1 ea 80.00 80 sanitary napkin dispenser 2 ea 475.00 950 sanitary napkin disposal 6 ea 55.00 330 hooks 15 ea 15.00 225
Interiors Estimate - Page 12 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
10 | SPECIALTIES - Continued
3rd floor - continued folding shower seat 2 ea 250.00 500 shower curtain rod 6 ea 50.00 300 shower curtain & hooks 6 ea 50.00 300 toilet paper dispenser 9 ea 45.00 405 seat cover dispenser 9 ea 65.00 585 soap dispenser 10 ea 115.00 1,150 paper towel dispenser 0 ea 55.00 0 elect. hand dryer 6 ea 1,100.00 6,600 typ floors 4 - 14 11 ea grab bars 22 sets 115.00 2,530 mirrors 792 sf 16.00 12,672 paper towel dispenser / receptacle 22 ea 425.00 9,350 janitor tool holder 11 ea 80.00 880 sanitary napkin dispenser 11 ea 475.00 5,225 sanitary napkin disposal 44 ea 55.00 2,420 hooks 66 ea 15.00 990 folding shower seat 0 ea 250.00 0 shower curtain rod 0 ea 50.00 0 shower curtain & hooks 0 ea 50.00 0 toilet paper dispenser 66 ea 45.00 2,970 seat cover dispenser 66 ea 65.00 4,290 soap dispenser 66 ea 115.00 7,590 paper towel dispenser 0 ea 55.00 0 elect. hand dryer 44 ea 1,100.00 48,400 15th floor grab bars 2 sets 115.00 230 mirrors 72 sf 16.00 1,152 paper towel dispenser / receptacle 2 ea 425.00 850 janitor tool holder 1 ea 80.00 80 sanitary napkin dispenser 1 ea 475.00 475 sanitary napkin disposal 5 ea 55.00 275 hooks 7 ea 15.00 105 folding shower seat 0 ea 250.00 0 shower curtain rod 0 ea 50.00 0 shower curtain & hooks 0 ea 50.00 0 toilet paper dispenser 7 ea 45.00 315 seat cover dispenser 7 ea 65.00 455 soap dispenser 8 ea 115.00 920 paper towel dispenser 0 ea 55.00 0 elect. hand dryer 4 ea 1,100.00 4,400 Sub-total 391,656 sf 0.38 /sf 146,997
Fire Extinguisher & Cabinets fec 65 ea 235.00 15,275 Sub-total 391,656 sf 0.04 /sf 15,275
Lockers double tier 12" x 12" x 30" high basement 34 frame 185.00 6,290 3rd floor 14 frame 185.00 2,590 Sub-total 391,656 sf 0.02 /sf 8,880
Interiors Estimate - Page 13 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
10 | SPECIALTIES - Continued
Benches - Laminated Wood basement 0 lf 45.00 0 NIC - verify 3rd floor 0 lf 45.00 0 NIC - verify Sub-total 391,656 sf 0.00 /sf 0
SUB-TOTAL 10 | SPECIALTIES 6.43 /sf $2,516,588
11 | EQUIPMENT
Loading Dock Equipment dock bumpers ea 0.00 0 NIC - existing Sub-total 391,656 sf 0.00 /sf 0
Residential Appliances dishwasher ea 0.00 0 NIC - FF & E or OFOI microwave ea 0.00 0 NIC - FF & E or OFOI refrigerator ea 0.00 0 NIC - FF & E or OFOI Sub-total 391,656 sf 0.00 /sf 0
Projection Screens / Projector Brackets manual 44 ea 500.00 22,000 meeting / conference rooms motorized 1 ea 3,000.00 3,000 auditorium projector bracket 45 ea 500.00 22,500 Sub-total 391,656 sf 0.12 /sf 47,500
Sound Systems exercise room sum 0.00 0 NIC - FF & E or OFOI auditorium 1 sum 50,000.00 50,000 allowance Sub-total 391,656 sf 0.13 /sf 50,000
SUB-TOTAL 11 | EQUIPMENT 0.25 /sf $97,500
12 | FURNISHINGS
Window Treatment relites & sidelites, horz. blinds sf 0.00 0 NIC to be determined windows, manual roller shades 13,655 sf 8.00 109,240 shades, mecho, motorized sf 0.00 0 NIC shades, blackout sf 0.00 0 NIC Sub-total 391,656 sf 0.28 /sf 109,240
Bike Racks wall rack 70 ea 75.00 5,250 Sub-total 391,656 sf 0.01 /sf 5,250
Floor Mats & Frames walk-off mat, recessed 260 sf 40.00 10,400 main entry alcove Sub-total 391,656 sf 0.03 /sf 10,400
Multiple Seating auditorium seating, electrified, tablet arm 210 seat 375.00 78,750 allowance Sub-total 391,656 sf 0.20 /sf 78,750
Interiors Estimate - Page 14 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
12 | FURNISHINGS - Continued
Site Furnishings bike racks, remove 1 sum 500.00 500 bike racks, new - standard u-shaped 25 ea 350.00 8,750 trash receptors 0 ea 0.00 0 NIC Sub-total 391,656 sf 0.02 /sf 9,250
SUB-TOTAL 12 | FURNISHINGS 0.54 /sf $212,890
13 | SPECIAL CONSTRUCTION
Special Construction item 1 sum 0.00 0 NIC Sub-total 391,656 sf 0.00 /sf 0
SUB-TOTAL 13 | SPECIAL CONSTRUCTION 0.00 /sf $0
14 | CONVEYING EQUIPMENT
Elevators freight elevator # 7 16 stop 26,500.00 424,000 allowance cab finishes 1 sum 10,000.00 10,000 Sub-total 391,656 sf 1.11 /sf 434,000
SUB-TOTAL 14 | CONVEYING EQUIPMENT 1.11 /sf $434,000
31 | EARTHWORK
Grading / Site Excavation & Fill mobilization 1 sum 10,000.00 10,000 grading @ loggia 6,030 sf 2.00 12,060 Sub-total 391,656 sf 0.06 /sf 22,060
Excavation & Fill - Building Related elevator pit excavation / backfill - elvtr # 7 1 sum 8,000.00 8,000 rainwater tank excavation / backfill 83.0 cy 50.00 4,148 haul & disposal 83.0 cy 25.00 2,074 Sub-total 391,656 sf 0.04 /sf 14,222
Erosion & Sedimentation Controls allowance 1 sum 2,000.00 2,000 Sub-total 391,656 sf 0.01 /sf 2,000
SUB-TOTAL 31 | EARTHWORK 0.10 /sf $38,282
32 | EXTERIOR IMPROVEMENTS
Base Courses 4" base course at 4" conc. pavement 151 ton 30.00 4,537 Sub-total 391,656 sf 0.01 /sf 4,537
Concrete Pavement rat slab @ final pavement 6,030 sf 4.00 24,120 waterproofing 6,030 sf 10.00 60,300 4" concrete pavement, premium finish 6,030 sf 8.00 48,240 cast in place steps 282 lf 55.00 15,510 Sub-total 391,656 sf 0.38 /sf 148,170
SUB-TOTAL 32 | EXTERIOR IMPROVEMENTS 0.39 /sf $152,707
Interiors Estimate - Page 15 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Interiors (Finishes) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
33 | UTILITIES
Item item sum 0.00 0 Sub-total 391,656 sf 0.00 /sf 0
SUB-TOTAL 33 | UTILITIES 0.00 /sf $0
SUB-TOTAL 36.50 14,296,180 $14,296,180
Estimating Contingency 15.00% 2,144,427 Phasing 0.00% 0 NIC - verify if needed Index To Construction Start Spring 2015 0.00% 0 @ ± 4% per year CM/GC Contingency 5.00% 822,030 General Conditions / Insurance / Bond 8.75% 1,510,481 General Contractor OH & Profit 4.00% 750,925 5,227,863 36.57%
TOTAL DIRECT CONSTRUCTION COST Interiors (Finishes) Estimate 391,656 sf $49.85 /sf $19,524,043
Basement 36,887 sf 1st Floor 29,830 sf 2nd Floor 31,367 sf 3rd Floor 23,190 sf 4th - 14th Floor 252,560 sf 15th Floor 17,822 sf
Interiors Estimate - Page 16
Structural (Seismic) Estimate Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
SUMMARY Structural (Seismic) Estimate
DIRECT CONSTRUCTION COSTS $ / sf Cost Comments
Area 391,656 sf
01 | GENERAL REQUIREMENTS $1.25 $489,570 02 | EXISTING CONDITIONS 0.41 159,664 03 | CONCRETE 7.51 2,942,788 05 | METALS 5.73 2,245,693 31 | EARTHWORK 0.82 322,510 SUB-TOTAL $15.73 $6,160,225
Estimating Contingency 15.00% 3.15 1,232,045 Phasing 0.00% 0.00 0 Index To Construction Start 0.00% 0.00 0 CM/GC Contingency 5.00% 0.94 369,614 General Conditions / Insurance / Bond 8.75% 1.73 679,165 General Contractor OH & Profit 4.00% 0.86 337,642
TOTAL DIRECT CONSTRUCTION COST $22.41 $8,778,690
Division Summary - Page 18 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Structural (Seismic) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
01 | GENERAL REQUIREMENTS
General Requirements misc. temp support work / cleanup 391,656 sf 1.25 489,570 allowance Sub-total 391,656 sf 1.25 /sf 489,570
SUB-TOTAL 01 | GENERAL REQUIREMENTS 1.25 /sf $489,570
02 | EXISTING CONDITIONS
Structure Demolition sawcut garage slab 278 lf 10.00 2,780 remove slab 1,891 sf 5.00 9,455 sawcut mat slab - 30" 278 lf 30.00 8,340 remove mat slab 1,891 sf 8.00 15,128 saw cut structural slabs 240 lf 30.00 7,200 remove portion of structural slabs 394 sf 30.00 11,820 removal of architectural finishes 391,656 sf 0.00 0 NIC w/ Interiors Estimate cleanup / protect / temp measures 391,656 sf 0.20 78,331 allowance haul & disposal 1 sum 26,610.00 26,610 Sub-total 391,656 sf 0.41 /sf 159,664
SUB-TOTAL 02 | EXISTING CONDITIONS 0.41 /sf $159,664
03 | CONCRETE
Poured-In-Place Concrete pile cap constructed in phases forms 1,280 sf 15.00 19,200 r/s 70,165 lbs 1.25 87,706 redi-mix 360 cy 115.00 41,400 place 360 cy 150.00 54,000 transport / pump redi-mix 360 cy 50.00 18,000 drill & dowel to exist. fdntn 448 ea 40.00 17,920 strengthen exist pan joist bay 420 lf 14 ea x 30' drill & dowel - assume 12" oc 840 ea 40.00 33,600 form & place concrete 32.7 cy 1,500.00 49,000 shear wall forms 38,842 sf 15.50 602,051 r/s 355,235 lbs 1.25 444,044 redi-mix 1,850 cy 125.00 231,263 place 1,850 cy 125.00 231,263 transport / pump redi-mix 1,850 cy 50.00 92,505 drill floor structure fro vert r/s 4,372 ea 100.00 437,200 drill exist conc column 1,576 ea 125.00 197,000 r/s for above 28,550 lbs 1.25 35,688 shearwall beam forms 2,068 sf 15.00 31,020 r/s 19,000 lbs 1.25 23,750 redi-mix 99 cy 125.00 12,338 place 99 cy 135.00 13,325 transport / pump redi-mix 99 cy 50.00 4,935 column strengthening 1 forms 3,875 sf 15.00 58,125 r/s 13,900 lbs 1.25 17,375 redi-mix 54 cy 125.00 6,694 place 54 cy 150.00 8,033 transport / pump redi-mix 54 cy 50.00 2,678
Seismic Estimate - Page 19 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Structural (Seismic) Estimate Quantity Unit Cost / Unit Cost Sub-totals Comments
03 | CONCRETE - Continued
Poured-In-Place Concrete - continued roughen surface of exist column 3,875 sf 5.00 19,375 drill & dowel column 830 ea 150.00 124,500 drill & dowel floor slab - embed 640 ea 45.00 28,800 Sub-total 391,656 sf 7.51 /sf 2,942,788
SUB-TOTAL 03 | CONCRETE 7.51 /sf $2,942,788
05 | METALS
Structural Steel WF 170.9 ton 5,000.00 854,500 HSS 6.9 ton 6,000.00 41,484 baseplates 75.1 ton 8,500.00 638,370 5/8" x 8" anchors @ baseplates 2,176 ea 65.00 141,440 rigging 253 ton 1,750.00 442,604 allowance Sub-total 391,656 sf 5.41 /sf 2,118,398
Miscellaneous Metals misc. seismic restraints all trades 391,656 sf 0.32 125,000 allowance elevator pit ladder 6 ea 382.50 2,295 Sub-total 391,656 sf 0.33 /sf 127,295
SUB-TOTAL 05 | METALS 5.73 /sf $2,245,693
31 | EARTHWORK
Excavation & Fill - Building Related mat slab excavation 141 cy 75.00 10,575 haul & disposal 141.0 cy 35.00 4,935 Sub-total 391,656 sf 0.04 /sf 15,510
Piling Systems mobilization 1 sum 10,000.00 10,000 micro pile 12" - approx. 75' depth 72 ea 4,125.00 297,000 Sub-total 391,656 sf 0.78 /sf 307,000
SUB-TOTAL 31 | EARTHWORK 0.82 /sf $322,510
SUB-TOTAL 15.73 6,160,225 $6,160,225
Estimating Contingency 20.0% 1,232,045 Phasing 0.00% 0 NIC - verify if needed Index To Construction Start Spring 2015 0.00% 0 @ ± 4% per year CM/GC Contingency 5.00% 369,614 General Conditions / Insurance / Bond 8.75% 679,165 General Contractor OH & Profit 4.00% 337,642 2,618,465 42.51%
TOTAL DIRECT CONSTRUCTION COST Structural (Seismic) Estimate 391,656 sf $22.41 /sf $8,778,690
Basement 36,887 sf 1st Floor 29,830 sf 2nd Floor 31,367 sf 3rd Floor 23,190 sf 4th - 14th Floor 252,560 sf 15th Floor 17,822 sf
Seismic Estimate - Page 20 MEP Estimates Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
SUMMARY MEP Estimate - Option A MEP Estimate - Option B
DIRECT CONSTRUCTION COSTS $ / sf Cost $ / sf Cost Comments
Area 391,656 sf
01 | GENERAL REQUIREMENTS $0.25 $97,914 $0.50 $195,828 05 | METALS 0.00 0 0.46 180,538 09 | FINISHES 0.02 6,600 0.13 50,000 21 | FIRE SUPPRESSION 0.56 220,387 3.25 1,272,654 22 | PLUMBING 0.10 37,880 4.07 1,593,959 23 | HVAC 12.96 5,075,465 29.17 11,423,945 26 | ELECTRICAL 4.78 1,871,169 32.35 12,668,345 SUB-TOTAL $18.66 $7,309,415 $69.92 $27,385,269
Estimating Contingency 15.00% 2.80 1,096,412 10.49 4,107,790 Phasing 0.00% 0.00 0 0.00 0 Index To Construction Start 0.00% 0.00 0 0.00 0 CM/GC Contingency 5.00% 1.07 420,291 4.02 1,574,653 General Conditions / Insurance / Bond 8.75% 1.97 772,285 7.39 2,893,425 General Contractor OH & Profit 4.00% 0.98 383,936 3.67 1,438,445
TOTAL DIRECT CONSTRUCTION COST $25.49 $9,982,340 $95.49 $37,399,583
Division Summary - Page 22 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option A Quantity Unit Cost / Unit Cost Sub-totals Comments
01 | GENERAL REQUIREMENTS
General Requirements misc. temp support work / cleanup 391,656 sf 0.25 97,914 allowance Sub-total 391,656 sf 0.25 /sf 97,914
SUB-TOTAL 01 | GENERAL REQUIREMENTS 0.25 /sf $97,914
09 | FINISHES
reverse door swing & new harware 1 sum 1,500.00 1,500 new door 1 ea 1,600.00 1,600 wall construction 1 sum 3,500.00 3,500 Sub-total 391,656 sf 0.02 /sf 6,600
SUB-TOTAL 09 | FINISHES 0.02 /sf $6,600
21 | FIRE SUPPRESSION
Fire Sprinklers heat trace parking level fire mains 1 sum 25,000.00 25,000 test sprinkler heads 391,656 sf 0.10 39,166 allowance allow head replacement - 25% 97,914 sf 1.50 146,871 allowance replace dry valve & trim 1 sum 1,500.00 1,500 seismic bracing @ standpipe 1 sum 7,500.00 7,500 remove compressor 1 sum 350.00 350 Sub-total 391,656 sf 0.56 /sf 220,387
SUB-TOTAL 21 | FIRE SUPPRESSION 0.56 /sf $220,387
22 | PLUMBING
Demolition - Plumbing demo water heaters 5 ea 300.00 1,500 Sub-total 391,656 sf 0.00 /sf 1,500
Waste Drainage Systems replace leaking mains c.i. waste & vent ag 4'' 70 lf 51.24 3,587 c.i. waste & vent ag 6'' 110 lf 62.12 6,833 Sub-total 391,656 sf 0.03 /sf 10,420
Condensate Piping condensate piping 160 lf 16.00 2,560 Sub-total 391,656 sf 0.01 /sf 2,560
Plumbing Equipment replace shower heads 16 ea 225.00 3,600 f&i new grease traps - low profile roll in / out 2 ea 3,280.00 6,560 rhwp-1) in line recirc. pump 3/4'' 5 ea 537.00 2,685 det-1) expansion tank 5 ea 451.00 2,255 ewh-1) 50 gallon electric water heater 5 ea 660.00 3,300 Sub-total 391,656 sf 0.05 /sf 18,400
Condensate Piping sump for elevator # 7 1 sum 5,000.00 5,000 Sub-total 391,656 sf 0.01 /sf 5,000
SUB-TOTAL 22 | PLUMBING 0.10 /sf $37,880
MEP Option A Estimate - Page 23 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option A Quantity Unit Cost / Unit Cost Sub-totals Comments
23 | HVAC
Insulation ductwork wrap fg ash 1-1/2'' thick 36,386 sf 2.68 97,514 small bore hydronic piping 540 lf 9.00 4,860 ductwork liner 29,302 sf 2.11 61,827 replace exist. pipe insulation on fan deck 380 lf 12.60 4,788 Sub-total 391,656 sf 0.43 /sf 168,989
Demolition - HVAC demo telecom rm exhaust fans 1 sum 3,500.00 3,500 disconnect and remove existing chillers 1 sum 14,800.00 14,800 disconnect and remove existing elect. boiler 1 sum 4,520.00 4,520 demo terminal units 460 ea 330.00 151,800 demo exhaust fans 1 sum 3,500.00 3,500 demo associated ductwork downstream 45,000 lbs. 0.72 32,400 Sub-total 391,656 sf 0.54 /sf 210,520
Piping Connections boiler connection 1 ea 1,860.00 1,860 telecom fcu connection 1 sum 7,540.00 7,540 chiller connection 2 ea 3,150.00 6,300 Sub-total 391,656 sf 0.04 /sf 15,700
Hydronic Water Piping and Equipment f&i new 50 ton cv centrifugal chiller for shoulder lo 1 ea 54,000.00 54,000 f&i new 320 ton cv centrifugal chillers 2 ea 318,900.00 637,800 f&i new 450 kw electric boiler 1 ea 34,200.00 34,200 location prohibits gas boiler / flue installation until moved to penthouse in Option B] f&i new chilled wtr fcu in telecom rooms 1 sum 82,000.00 82,000 replace acoustic liner in ahu 1 sum 3,500.00 3,500 small bore chws/r piping 540 lf 38.00 20,520 crane & rigging 1 sum 14,000.00 14,000 disconnect & replace chilled water piping l2 1 sum 6,500.00 6,500 disconnect & replace heating water piping l2 1 sum 5,400.00 5,400 Sub-total 391,656 sf 2.19 /sf 857,920
Sup/Ret/Gen. Exh. Duct galvanized rectangular downstream of tu 49,300 lb 8.00 394,400 galv. rect. and spiral duct s/a to diffusers 56,304 lb 8.00 450,432 clean & re-seal exist. med-press duct 360 hrs 72.00 25,920 Sub-total 391,656 sf 2.22 /sf 870,752
Exhaust Fans replace l2 exhaust fans vs. servicing 1 sum 146,870.00 146,870 Sub-total 391,656 sf 0.37 /sf 146,870
Flexible Duct 0 insulated flex duct to diffusers 6,900 lf 9.39 64,791 Sub-total 391,656 sf 0.17 /sf 64,791
Air Distribution Devices standard perf. diffuser 1,380 ea 67.80 93,564 r/a and exhaust grills 414 ea 75.00 31,050 r/a insulated acoustical boots 394 ea 214.00 84,316 volume dampers 1,794 ea 52.00 93,288 fab & install diffuser can's 1,380 ea 105.00 144,900 new terminal units w/electric re-heat 460 ea 512.00 235,520 Sub-total 391,656 sf 1.74 /sf 682,638
MEP Option A Estimate - Page 24 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option A Quantity Unit Cost / Unit Cost Sub-totals Comments
23 | HVAC - Continued
ATC Controls DDC Controls - all new 1,150 pts. 1,250.00 1,437,500 DDC Controls - metering 110 pts. 1,250.00 137,500 Sub-total 391,656 sf 4.02 /sf 1,575,000
Air & Water Balancing air & water balancing 1 sum 121,500.00 121,500 Sub-total 391,656 sf 0.31 /sf 121,500
Jobsite Indirect costs / G&A / Permits 1 sum 360,785.00 360,785 Sub-total 391,656 sf 0.92 /sf 360,785
SUB-TOTAL 23 | HVAC 12.96 /sf $5,075,465
26 | ELECTRICAL
Electrical replace pringle pressure switches in main service 2 ea 25,688.32 51,377 replace 4000 amp switchboards 2 ea 52,826.00 105,652 replace mcc w/switchboards 1 sum 24,741.60 24,742 replace and relocate elevator switchboard 1 sum 20,944.96 20,945 troubleshoot/scan transformers 1 sum 12,541.60 12,542 relocate transformers-estimated 8 8 ea 1,532.32 12,259 replace panelboards-estimated 40 40 ea 2,874.32 114,973 trace circuits/update panel schedules 1 sum 68,442.00 68,442 check panelboard loads & rebalance 1 sum 74,908.00 74,908 replace/relocate generator 1-match generator 4 1 sum 191,052.00 191,052 load test data center ups 1 sum 2,264.32 2,264 repair existing lighting 1 ea 11,321.60 11,322 install lighting control panels-bsmnt/1st/2nd flrs 3 ea 7,490.80 22,472 replace defective relays in lighting control panels 20 ea 263.52 5,270 replace switches with wall occ sensor switches 100 ea 144.64 14,464 install occ sensors in parking garage 14 sum 247.05 3,459 re-circuit for egress lighting 1 sum 33,257.20 33,257 re-circuit loggia lighting 1 sum 5,050.80 5,051 install firestopping for low voltage pathways 1 ea 932.08 932 centralize telecom rooms on each floor 15 ea 2,576.64 38,650 circuit cooling units for telecom rooms 15 sum 1,254.16 18,812 circuit cooling unit for main telecom room 1 sum 2,508.32 2,508 demo abandoned lv cabling 1 sum 36,234.00 36,234 demo abandoned cable/equipment in main telecom room 1 sum 1,610.40 1,610 update backbone cabling 1 sum 68,124.80 68,125 replace horizontal cabling-estimate 3300 cat 6 cables 3,830 ea 242.78 929,847 Sub-total 391,656 sf 4.78 /sf 1,871,169
SUB-TOTAL 26 | ELECTRICAL 4.78 /sf $1,871,169
MEP Option A Estimate - Page 25 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option A Quantity Unit Cost / Unit Cost Sub-totals Comments
SUB-TOTAL 18.66 7,309,415 $7,309,415
Estimating Contingency 15.00% 1,096,412 Phasing 0.00% 0 NIC - verify if needed Index To Construction Start Spring 2015 0.00% 0 @ ± 4% per year CM/GC Contingency 5.00% 420,291 General Conditions / Insurance / Bond 8.75% 772,285 General Contractor OH & Profit 4.00% 383,936 2,672,925 36.57%
TOTAL DIRECT CONSTRUCTION COST MEP Estimate - Option A 391,656 sf $25.49 /sf $9,982,340
Basement 36,887 sf 1st Floor 29,830 sf 2nd Floor 31,367 sf 3rd Floor 23,190 sf 4th - 14th Floor 252,560 sf 15th Floor 17,822 sf
MEP Option A Estimate - Page 26 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option B Quantity Unit Cost / Unit Cost Sub-totals Comments
01 | GENERAL REQUIREMENTS
General Requirements misc. temp support work / cleanup 391,656 sf 0.50 195,828 allowance Sub-total 391,656 sf 0.50 /sf 195,828
SUB-TOTAL 01 | GENERAL REQUIREMENTS 0.50 /sf $195,828
05 | METALS
Structural beams @ roof for mech equipment 19.5 ton 5,000.00 97,250 connections 20% of 97,250.00 19,450 rigging 19.5 ton 1,750.00 34,038 allowance high performance paint 760 lf 30.00 22,800 roof penetrations 14.0 ea 500.00 7,000 allowance Sub-total 391,656 sf 0.46 /sf 180,538
SUB-TOTAL 05 | METALS 0.46 /sf $180,538
09 | FINISHES
Penthouse Modifications allowance for structural modifications 1 sum 50,000.00 50,000 allowance Sub-total 391,656 sf 0.13 /sf 50,000
SUB-TOTAL 09 | FINISHES 0.13 /sf $50,000
21 | FIRE SUPPRESSION
Fire Sprinklers replace heads, new systems upper levels 391,656 sf 2.75 1,077,054 clean agent system 7,060 sf 10.00 70,600 allowance fire pump 1 sum 125,000.00 125,000 allowance Sub-total 391,656 sf 3.25 /sf 1,272,654
SUB-TOTAL 21 | FIRE SUPPRESSION 3.25 /sf $1,272,654
22 | PLUMBING
Gas Piping gas piping 1/2" regulator vent piping 120 lf 24.40 2,928 gas piping 1-1/4" 320 lf 50.02 16,006 gas piping 1-1/2"-2" 100 lf 57.34 5,734 gas piping 2-1/2" 270 lf 63.44 17,129 gas regulators / connections 12 ea 486.00 5,832 sub-meters for retail areas [4-20 ma] 8 ea 1,600.00 12,800 disconnect and re-connect to new boilers 1 ea 854.00 854 Sub-total /sf 61,283
Demolition - Plumbing demo plumbing fixtures (including fd's) 332 ea 240.00 79,680 demo waste, vent, and water piping 22,169 lf 2.00 44,338 demo water heaters 5 ea 300.00 1,500 Sub-total /sf 125,518
MEP Option B Estimate - Page 27 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option B Quantity Unit Cost / Unit Cost Sub-totals Comments
22 | PLUMBING - Continued
Storm Drainage Systems c.i. no hub above grd 3"-4'' 2,340 lf 37.00 86,580 c.i. no hub above grd 6'' 600 lf 46.00 27,600 flow switches - connect to bas 12 ea 1,500.00 18,000 dsn-1) overflow nozzles 12 ea 660.00 7,920 roof drains and overflows 24 ea 560.00 13,440 Sub-total /sf 153,540
Waste Drainage Systems c.i. waste & vent ag 2'' 4,420 lf 28.99 128,136 c.i. waste & vent ag 3'' 2,500 lf 36.45 91,125 c.i. waste & vent ag 4'' 400 lf 51.24 20,496 c.i. waste & vent ag 6'' 220 lf 62.12 13,666 fd-1) floor drain standard c.i. 4'' 30 ea 372.10 11,163 sd-1) floor drain standard c.i. 4'' 16 ea 322.00 5,152 wall cleanout 4'' 15 ea 186.66 2,800 sleeves 60 ea 103.70 6,222 trap primers 30 ea 219.60 6,588 fireproofing 1 sum 5,500.00 5,500 Sub-total /sf 290,848
Domestic Hot & Cold Water pex dist. piping 1/2'' 2,448 lf 14.11 34,541 pex dist. piping 3/4'' 1,180 lf 18.45 21,771 l-cu dist. piping 1'' 1,360 lf 25.13 34,177 l-cu dist. piping 1-1/4"-1-1/2'' 1,880 lf 30.92 58,130 l-cu dist. piping 2" 2,100 lf 36.78 77,238 l-cu dist. piping 1'' purple pipe 1,200 lf 25.13 30,156 l-cu dist. piping 1-1/4"-1-1/2'' purple pipe 640 lf 30.92 19,789 l-cu dist. piping 2" purple pipe 160 lf 36.78 5,885 l-cu dist. piping 2-1/2" - 3" 420 lf 41.34 17,363 l-cu dist. piping 4" 310 lf 47.66 14,775 wall hydrants 12 ea 325.00 3,900 f&i backflow preventor 4" 1 ea 5,120.00 5,120 dw connection 5 ea 274.10 1,371 ice maker connection 5 ea 244.00 1,220 shock absorbers with access panels 30 ea 439.20 13,176 valves / balancing valves 60 ea 152.25 9,135 Sub-total /sf 347,747
Piping Insulation piping insulation - domestic h&c 8,070 lf 11.80 95,226 "purple pipe" wrap and markers 420 ea 5.60 2,352 rain water horizontal pipe insulation 1,600 lf 16.00 25,600 Sub-total /sf 123,178
Plmbg Fixtures/Commercial wc-1) wall hung flush valve water closet 63 ea 1,296.00 81,648 wc-2) wall hung flush valve water closet ada 34 ea 1,296.00 44,064 ur-1) urinal - waterless 33 ea 1,180.00 38,940 l-1 lavatory - countertop 66 ea 986.00 65,076 l-2 lavatory - ada 34 ea 1,122.00 38,148 js-1) janitor sinks 12 ea 880.00 10,560 ew-1) eye wash 1 ea 1,150.00 1,150 mx-1) mixing valve for eye wash 1 ea 560.00 560 s-1) breakroom sink 12 ea 1,260.00 15,120 df-1) hi lo drinking fountain 2 ea 2,620.00 5,240
MEP Option B Estimate - Page 28 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option B Quantity Unit Cost / Unit Cost Sub-totals Comments
22 | PLUMBING - Continued
Plmbg Fixtures/Commercial - continued sh-1) shower 12 ea 1,650.00 19,800 sh-2) shower ada 4 ea 1,880.00 7,520 flashings (vtr's) 2'-4" 6 ea 250.00 1,500 Sub-total /sf 329,326
Condensate Piping condensate piping 160 lf 16.00 2,560 Sub-total /sf 2,560
Plumbing Equipment rainwater harvesting system [less cistern / tank] 1 sum 150,000.00 150,000 rhwp-1) in line recirc. pump 3/4'' 1 ea 536.80 537 det-1) expansion tank 1 ea 451.40 451 sp-1) sump pump for elevator & discharge piping 2 ea 2,500.00 5,000 oil detection sensor 1 sum 671.00 671 ewh-1) 50 gallon electric water heater 5 ea 660.00 3,300 Sub-total 391,656 sf 0.41 /sf 159,959
SUB-TOTAL 22 | PLUMBING 4.07 /sf $1,593,959
23 | HVAC
Insulation ductwork wrap fg ash 1-1/2'' thick 82,700 sf 2.68 221,636 ductwork liner 36,560 sf 2.11 77,142 pipe insulation 17,200 lf 12.50 215,000 Sub-total 391,656 sf 1.31 /sf 513,778
Demolition - HVAC disconnect and remove existing chillers 2 ea 6,400.00 12,800 disconnect and remove existing towers 6 ea 3,500.00 21,000 disconnect and remove existing ahu's 3 ea 10,000.00 30,000 disconnect and remove existing electric boiler 1 sum 4,520.00 4,520 demo hydronic piping 8,390 lf 2.30 19,297 demo terminal units 460 ea 245.00 112,700 demo telecom / mdf rooms 10 ea 650.00 6,500 demo data units 14 ea 650.00 9,100 demo med.pressure - mains in shafts too 210,000 lbs. 0.72 151,200 demo associated ductwork downstream 45,000 lbs. 0.72 32,400 Sub-total 391,656 sf 1.02 /sf 399,517
Piping Connections cooling towers 3 ea 4,200.00 12,600 chillers 2 ea 5,100.00 10,200 heat exchangers 3 ea 4,110.00 12,330 pump connections 6 ea 1,060.00 6,360 boilers 2 ea 3,500.00 7,000 air handler coil connections 4 ea 2,560.00 10,240 expansion tanks 3/4'' 1 ea 200.00 200 Sub-total 391,656 sf 0.15 /sf 58,930
Industrial Water 1-1/2" ICW line to roof 200 lf 21.00 4,200 Sub-total 391,656 sf 0.01 /sf 4,200
MEP Option B Estimate - Page 29 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option B Quantity Unit Cost / Unit Cost Sub-totals Comments
23 | HVAC - Continued
Hydronic Water Piping and Equipment f&i new 50 ton cv centrifugal chiller for shoulder lo 1 ea 54,000.00 54,000 ch-1&2) 320 ton vfd centrifugal chillers 2 ea 364,800.00 729,600 chwp-1&2) chilled water pumps w/inertia bases 2 ea 4,780.00 9,560 ct-1-3) 270 ton vfd cooling towers 3 ea 56,445.00 169,335 chem treatment system for towers 1 sum 25,000.00 25,000 crane / rigging / assemble towers 1 sum 50,000.00 50,000 cds/r piping - reconfigure piping to the towers now on roof 420 lf 84.90 35,658 goal post roof supports for piping (welded spprts) 1 sum 7,500.00 7,500 hx-1&2) heat exchangers for cooling 2 ea 17,600.00 35,200 hx-3) heat exchangers for heating water 2 ea 17,600.00 35,200 cwp-1&2) chilled water pumps w/inertia bases 2 ea 5,210.00 10,420 cwp-3&4) cooling tower loop pumps 2 ea 1,800.00 3,600 cdp-1&2) condenser water pumps 2 ea 4,750.00 9,500 b-1&2) 6,000 mbh condensing boilers 2 ea 254,160.00 508,320 baseboard fin-tube - sterling type 6,100 lf 155.00 945,500 hwp-1 & 2) heating water pumps w/inertia bases 2 ea 4,620.00 9,240 hws/r piping - secondary to baseboard fin-tube 11,700 lf 32.77 383,409 hws/r piping - secondary 2,500 lf 32.77 81,925 hws/r piping - mains 500 lf 41.22 20,610 chws/r piping - mains to ahu 440 lf 41.22 18,137 chws/r piping - secondary 1,860 lf 32.77 60,952 cds/r piping - secondary to data center 3,500 lf 32.77 114,695 et-1-3) expansion tanks 1 sum 3,375.00 3,375 as-1-3) air separators 1 sum 4,350.00 4,350 flow meters and dp switches 1 sum 2,400.00 2,400 vfd's for pumps 1 sum 12,500.00 12,500 pot feeder + glycol 1 sum 5,500.00 5,500 make-up piping 1 lf 21.00 21 Sub-total 391,656 sf 8.54 /sf 3,345,507
Air Handling Units / Fans ahu-101 / 102) combined large unit / hr / coils 1 ea 518,250.00 518,250 ahu-103) air handler on l2 [modular] 1 ea 484,500.00 484,500 water cooled data center liebert units 14 ea 8,600.00 120,400 water cooled fcu's for mdf, and telecom rms etc. 10 ea 8,600.00 86,000 stairway & elevator smoke evacuation fans 1 sum 37,800.00 37,800 remove, store, & re-install wshp's 40 ea 475.00 19,000 rigging 1 sum 8,500.00 8,500 Sub-total 391,656 sf 3.25 /sf 1,274,450
Sup/Ret/Gen. Exh. Duct galvanized rectangular downstream of tu 186,650 lb 8.00 1,493,200 galv. rectangular and spiral duct s/a to diffusers 76,890 lb 8.00 615,120 Sub-total 391,656 sf 5.38 /sf 2,108,320
Exhaust Fans central exhaust fan's (3) ducted to ahu's for heat recovery 1 sum 154,700.00 154,700 Sub-total 391,656 sf 0.39 /sf 154,700
Flexible Duct insulated flex duct to diffusers 900 lf 9.39 8,451 Sub-total 391,656 sf 0.02 /sf 8,451
MEP Option B Estimate - Page 30 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option B Quantity Unit Cost / Unit Cost Sub-totals Comments
23 | HVAC - Continued
Air Distribution Devices standard perf. diffuser 180 ea 67.80 12,204 r/a and exhaust grills 414 ea 75.00 31,050 volume dampers 1,794 ea 52.00 93,288 fab & install diffuser can's 1,380 ea 135.00 186,300 r/a insulated acoustical boots 394 ea 214.00 84,316 new terminal units w/hw re-heat 230 ea 780.00 179,400 new chilled beams / sails 350 ea 550.00 192,500 install and seismic cb's 350 ea 170.00 59,500 flues for boilers & water heaters 1 sum 5,000.00 5,000 fire/smoke dampers 45 ea 616.32 27,734 Sub-total 391,656 sf 2.22 /sf 871,292
ATC Controls DDC Controls - all new 1,150 pts. 1,250.00 1,437,500 DDC Controls - metering 110 pts. 1,250.00 137,500 Sub-total 391,656 sf 4.02 /sf 1,575,000
Air & Water Balancing air & water balancing 1 sum 135,800.00 135,800 Sub-total 391,656 sf 0.35 /sf 135,800
Jobsite Indirect costs / G&A / Permits 1 sum 974,000.00 974,000 Sub-total 391,656 sf 2.49 /sf 974,000
SUB-TOTAL 23 | HVAC 29.17 /sf $11,423,945
26 | ELECTRICAL
Basement/Infrastructure demo 1 sum 16,104.00 16,104 temp power/lighting 1 sum 97,356.00 97,356 new locker rooms-lighting/power 1 sum 5,524.16 5,524 new main electrical room lighting/power 1 sum 3,728.32 3,728 new switchgear/paralleling/metering 1 sum 440,664.00 440,664 new panelboards 5 ea 3,567.28 17,836 new bus switches 4 ea 3,211.04 12,844 new bus riser from main electric room to 15th floo 1 sum 374,247.20 374,247 mechanical connections 1 sum 30,841.60 30,842 new emergency transformers 1 sum 5,592.48 5,592 new elevator switchboard/feeders 1 sum 95,364.96 95,365 new elevator feeder/connections 1 sum 16,226.00 16,226 new 600 kw generator/feeders 1 sum 191,052.00 191,052 new lighting w/occ sensors 1 sum 60,878.00 60,878 new stairwell lighting 1 sum 23,800.00 23,800 new lighting control panel 1 sum 6,168.32 6,168 new mpoe 1 sum 17,031.20 17,031 update backbone cabling 1 sum 68,124.80 68,125 new buildingwide das 1 sum 549,000.00 549,000 new security/access control 1 sum 24,400.00 24,400 new cctv ip cameras 6 sum 2,440.00 14,640 Sub-total 391,656 sf 5.29 /sf 2,071,422
MEP Option B Estimate - Page 31 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option B Quantity Unit Cost / Unit Cost Sub-totals Comments
26 | ELECTRICAL - Continued
1st Floor demo 1 sum 15,323.20 15,323 core seismic work 1 sum 18,300.00 18,300 new rest rooms 1 sum 10,980.00 10,980 new panelboards 5 ea 3,567.28 17,836 tenant metering 1 ea 15,000.00 15,000 new bus switches 4 ea 3,211.04 12,844 new electrical branch circuiting/devices 1 sum 44,408.00 44,408 mechanical connections 1 sum 32,452.00 32,452 new lighting 1 sum 223,260.00 223,260 new lighting control panel/controls 1 sum 61,000.00 61,000 new fire command center 1 sum 4,440.80 4,441 new fire alarm/evac/smoke evac 1 sum 126,760.00 126,760 new security/access control 1 sum 30,500.00 30,500 new cctv ip cameras 15 ea 2,440.00 36,600 new telecom room 1 sum 5,592.48 5,592 low voltage pathways/rough in 1 sum 4,372.48 4,372 new horizontal cat 6a cabling 140 ea 303.78 42,529 Sub-total 391,656 sf 1.79 /sf 702,197
2nd Floor demo 1 sum 15,713.60 15,714 core seismic work 1 sum 18,300.00 18,300 new rest rooms 1 sum 10,980.00 10,980 new panelboards 5 ea 3,567.28 17,836 new bus switches 3 ea 3,211.04 9,633 new electrical branch circuiting/devices 1 sum 82,716.00 82,716 mechanical connections 1 sum 32,452.00 32,452 new emergency transformers 1 sum 5,592.48 5,592 new lighting 1 sum 203,008.00 203,008 new lighting control panel/controls 1 sum 48,800.00 48,800 auditorium buildout 1 sum 70,760.00 70,760 new fire alarm/evac 1 sum 67,100.00 67,100 new security/access control 1 sum 31,110.00 31,110 new cctv ip cameras 10 ea 2,440.00 24,400 new telecom room 1 sum 5,592.48 5,592 low voltage pathways/rough in 1 sum 4,211.44 4,211 new horizontal cat 6a cabling 150 ea 303.78 45,567 Sub-total 391,656 sf 1.77 /sf 693,771
3rd Floor demo 1 sum 13,298.00 13,298 core seismic work 1 sum 18,300.00 18,300 new rest rooms 1 sum 10,980.00 10,980 new panelboards 4 ea 3,567.28 14,269 new bus switches 6 ea 3,211.04 19,266 new electrical branch circuiting/devices 1 sum 58,560.00 58,560 redundant ups/pdu system 1 sum 422,608.00 422,608 mechanical connections 1 sum 34,404.00 34,404 new lighting 1 sum 178,608.00 178,608 new lighting control panel/controls 1 sum 50,020.00 50,020 new fire alarm/evac 1 sum 58,560.00 58,560 new security/access control 1 sum 27,450.00 27,450 new cctv ip cameras 10 ea 2,440.00 24,400 new telecom room 1 sum 5,592.48 5,592 low voltage pathways/rough in 1 sum 5,016.64 5,017 new horizontal cat 6a cabling 220 ea 303.78 66,832 Sub-total 391,656 sf 2.57 /sf 1,008,164
MEP Option B Estimate - Page 32 Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
MEP Estimate - Option B Quantity Unit Cost / Unit Cost Sub-totals Comments
26 | ELECTRICAL - Continued
4-14th Floor demo 11 sum 17,324.00 190,564 core seismic work 11 sum 18,300.00 201,300 new rest rooms 11 sum 10,980.00 120,780 new panelboards 71 ea 3,567.28 253,277 new bus switches 71 ea 3,211.04 227,984 new electrical branch circuiting/devices 11 sum 111,020.00 1,221,220 new emergency transformers 6 ea 5,592.48 33,555 mechanical connections 11 sum 21,032.80 231,361 new lighting 11 sum 213,012.00 2,343,132 new lutron lighting control panel/controls 11 sum 66,612.00 732,732 new fire alarm/evac 11 sum 58,560.00 644,160 new security/access control 11 sum 26,840.00 295,240 new cctv ip cameras 44 ea 2,440.00 107,360 new telecom room 11 sum 6,812.48 74,937 low voltage pathways/rough in 11 sum 3,796.64 41,763 new horizontal cat 6a cabling 3,080 ea 303.78 935,642 Sub-total 391,656 sf 19.55 /sf 7,655,007
15th Floor demo 1 sum 9,272.00 9,272 core seismic work 1 sum 18,300.00 18,300 new rest rooms 1 sum 10,980.00 10,980 new panelboards 5 ea 3,567.28 17,836 new bus switches 5 ea 3,211.04 16,055 new electrical branch circuiting/devices 1 sum 70,638.00 70,638 mechanical connections 1 sum 17,202.00 17,202 new lighting 1 sum 160,308.00 160,308 new lutron lighting control panel/controls 1 sum 55,632.00 55,632 new fire alarm/evac 1 sum 47,580.00 47,580 new security/access control 1 sum 22,570.00 22,570 new cctv ip cameras 4 ea 2,440.00 9,760 new telecom room 1 sum 5,592.48 5,592 low voltage pathways/rough in 1 sum 3,152.48 3,152 new horizontal cat 6a cabling 240 ea 303.78 72,907 Sub-total 391,656 sf 1.37 /sf 537,784
SUB-TOTAL 26 | ELECTRICAL 32.35 /sf $12,668,345
SUB-TOTAL 69.92 27,385,269 $27,385,269
Estimating Contingency 15.00% 4,107,790 Phasing 0.00% 0 NIC - verify if needed Index To Construction Start Spring 2015 0.00% 0 @ ± 4% per year CM/GC Contingency 5.00% 1,574,653 General Conditions / Insurance / Bond 8.75% 2,893,425 General Contractor OH & Profit 4.00% 1,438,445 10,014,314 36.57%
TOTAL DIRECT CONSTRUCTION COST MEP Estimate - Option B 391,656 sf $95.49 /sf $37,399,583
Basement 36,887 sf 1st Floor 29,830 sf 2nd Floor 31,367 sf 3rd Floor 23,190 sf 4th - 14th Floor 252,560 sf 15th Floor 17,822 sf
MEP Option B Estimate - Page 33
Alternates Portland Building Architectural Cost Consultants, LLC Estimate Date: 2-Apr-15 Building Systems & Interior Assessment Stanley J. Pszczolkowski, AIA Document Date: 18-Feb -15 Portland, Oregon 8060 SW Pfaffle Street, Suite 110 Print Date: 02-Apr-15 FFA Architecture & Interiors, Inc.. Tigard, Oregon 97223-8489 Print Time: 10:32 AM Feasibility Study Probable Cost Estimate - 1.4 Phone: (503) 718-0075 Fax: (503) 718-0077 www.ArchCost.com Constr. Start: Spring 2015
Alternates Quantity Unit Cost / Unit Cost Sub-totals Comments
01 | Replace Stairs 1 & 2
remove exist stair & enclosure 29 flights $1,600.00 $46,400 new stairs, metal 29 flights 12,500.00 362,500 cast in place conc. tread & landing 29 flights 2,500.00 72,500 rigging 2 sum 25,000.00 50,000 allowance guardrails, welded pickets 754 lf 115.00 86,710 handrails, wall mounted 812 lf 32.00 25,984 paint stair 29 flights 1,500.00 43,500 2hr stair enclosure, painted 20,300 sf 14.75 299,425 90 min door w/ closer 31 ea 2,250.00 69,750 electrical 31 ea 600.00 18,600 allowance Sub-total 391,656 sf 2.75 /sf $1,075,369
SUB-TOTAL 01 | Replace Stairs 1 & 2 1,075,369 $1,075,369
Estimating Contingency 15.00% 161,305 Phasing 0.00% 0 NIC - verify if needed Index To Construction Start Spring 2015 0.00% 0 @ ± 4% per year CM/GC Contingency 5.00% 61,834 General Conditions / Insurance / Bond 8.75% 113,619 General Contractor OH & Profit 4.00% 56,485 393,244 36.57%
TOTAL DIRECT CONSTRUCTION COST 01 | Replace Stairs 1 & 2 391,656 sf $3.75 /sf $1,468,613
02 | Replace Elevators 1 - 6
remove existing elevators & equipment 6 ea $35,000.00 $210,000 passenger elevators, 4,000 #, 500 ft/ min 6 ea 404,250.00 2,425,500 15 stops cab finishes 6 ea 10,000.00 60,000 misc. support / repair / patch / protect 6 sum 25,000.00 150,000 allowance electrical - modules / connections 6 ea 8,000.00 48,000 Sub-total 391,656 sf 7.39 /sf $2,893,500
SUB-TOTAL 02 | Replace Elevators 1 - 6 2,893,500 $2,893,500
Estimating Contingency 15.00% 434,025 Phasing 0.00% 0 NIC - verify if needed Index To Construction Start Spring 2015 0.00% 0 @ ± 4% per year CM/GC Contingency 5.00% 166,376 General Conditions / Insurance / Bond 8.75% 305,716 General Contractor OH & Profit 4.00% 151,985 1,058,102 36.57%
TOTAL DIRECT CONSTRUCTION COST 02 | Replace Elevators 1 - 6 391,656 sf $10.09 /sf $3,951,602
Alternates - Page 35